Security deposit rules in Pennsylvania
The deadline for the itemized statement, what can be deducted, and the documents to keep — with links to the statute.
Itemized statement due within
30 days
Within 30 days of termination of the lease or upon surrender and acceptance of the premises, whichever first occurs, provide a written list of damages, together with payment of the difference between the deposit and the actual damages (§ 512(a)).
If it's missed: Without the written list of damages within 30 days, the landlord forfeits the right to withhold any part of the deposit or to sue for damage to the premises (§ 512(b)); not paying the balance within 30 days can mean liability for double the amount by which the deposit exceeds actual damages (§ 512(c)).
What the statement must cover
- Provide a written list of damages if any portion of the deposit is kept.
- Pay the difference between the deposit (with any unpaid interest) and the actual damages with the list.
- Do not deduct for normal wear and tear.
- Failing to provide the written list within 30 days forfeits the right to withhold any portion of the deposit or to sue for damage to the premises (§ 512(b)).
Receipts and documentation
- Provide a written list of any damages you claim the tenant is liable for, within the 30 days.
- Pennsylvania does not require receipts to be attached, but the landlord bears the burden of proving actual damages (§ 512(c)) — keep the invoices.
Gray areas to review carefully
The clock starts at the earlier event
The 30 days run from lease termination or surrender and acceptance, whichever comes first. MoveOutGuard counts from the earliest date you enter.
Double damages for late payment
If the difference between the deposit and actual damages is not paid within 30 days, the landlord can be liable for double the amount by which the deposit exceeds actual damages (§ 512(c)).
Normal wear and tear vs. damage
Only damage beyond normal wear and tear is deductible.
Frequently asked questions
How long does a landlord have to return a security deposit in Pennsylvania?
Within 30 days of termination of the lease or upon surrender and acceptance of the premises, whichever first occurs, provide a written list of damages, together with payment of the difference between the deposit and the actual damages (§ 512(a)). Source: 68 P.S. § 250.512 (checked October 2026). This is a general rule — verify your specific situation and any local ordinances.
Is an itemized statement required in Pennsylvania?
Yes. Pennsylvania requires a written itemized list of deductions. Provide a written list of damages if any portion of the deposit is kept.
Can a landlord deduct for "normal wear and tear" in Pennsylvania?
Generally no. Deductions are for damage beyond ordinary wear and tear — such as stains, burns, large holes, or breakage — not for the normal aging of a unit. Compare move-in and move-out photos for each item, and check 68 P.S. § 250.512 for the exact rule.
What happens if the landlord misses the deadline in Pennsylvania?
Without the written list of damages within 30 days, the landlord forfeits the right to withhold any part of the deposit or to sue for damage to the premises (§ 512(b)); not paying the balance within 30 days can mean liability for double the amount by which the deposit exceeds actual damages (§ 512(c)). This is a summary of the statute, not legal advice.
Does MoveOutGuard support Pennsylvania?
Yes. Pick Pennsylvania when you open a packet: the deadline estimate (30 days after the lease ends or the unit is surrendered, whichever is first), the itemization checklist and the statute reference (68 P.S. § 250.512) come with it. You upload photos and receipts, review every line, and export the packet.
Build your Pennsylvania statement packet
Upload photos and receipts, draft and review each deduction, and track the Pennsylvania deadline — free. $29 unlocks the itemized statement and PDF for that packet.
MoveOutGuard is a document preparation and evidence organization tool. It is not a law firm and does not provide legal advice. Drafts, checklists, and deadline estimates require your review and are not a guarantee of compliance or outcomes. For legal questions, consult a licensed attorney.