Pennsylvania Notice to Cure or Quit (Lease Breach)

NOTICE TO CURE LEASE BREACH OR QUIT

COMMONWEALTH OF PENNSYLVANIA

To Tenant(s): [FULL LEGAL NAME(S)]

And all other occupants: [NAMES OR "ALL OTHER OCCUPANTS"]

From Landlord / authorized agent: [FULL LEGAL NAME]

Leased premises: [STREET ADDRESS, UNIT, CITY, COUNTY, PA ZIP]

Lease date: [MM/DD/YYYY]

Lease term: ☐ One year or less ☐ Indeterminate ☐ More than one year

Date this notice is served: [MM/DD/YYYY]

I. CLAIMED LEASE BREACH

Landlord states that Tenant breached the following lease condition:

Do not use a conclusory label. Identify the lease term, material facts, responsible person, dates, and conduct with enough detail for counsel and Tenant to understand the claim.

II. NOTICE PERIOD AND DEMAND TO QUIT

For a non-mobile-home-space lease breach, 68 P.S. § 250.501(b) provides these periods from the date of service:

☐ 15 days — the lease term is one year or less or is indeterminate.

☐ 30 days — the lease term is more than one year.

Applicable removal deadline: [MM/DD/YYYY AT TIME]

Landlord gives written notice that Tenant must remove from and surrender the premises by that deadline because of the claimed breach described above.

III. OPTIONAL CURE OFFER

Section 250.501 does not itself require a cure opportunity for a lease breach. Landlord nevertheless makes the following offer:

☐ Cure offered. Landlord will treat this notice as cured if Tenant completes every action below by [MM/DD/YYYY AT TIME] and provides the listed confirmation:

1. [SPECIFIC ACTION]
2. [SPECIFIC ACTION]
3. [DOCUMENT OR INSPECTION CONFIRMING CURE]

☐ No cure offered in this form. Pennsylvania counsel has reviewed the lease, facts, and current law before this option is selected.

Any cure agreement, extension, or alternative resolution should be recorded separately in writing.

IV. FAILURE TO COMPLY

If Tenant neither completes an offered cure nor surrenders possession by the applicable deadline, Landlord may file a landlord-tenant action in a court with jurisdiction, subject to the lease and all state, local, federal, and program requirements.

No lockout, utility shutoff, property removal, or other self-help action is authorized by this notice.

V. PHILADELPHIA GATES

Complete this section if the premises are in Philadelphia.

☐ Not applicable — premises are outside Philadelphia.

☐ Applicable — premises are in Philadelphia. Counsel must determine whether Phila. Code § 9-804 requires a separate local good-cause termination notice and challenge process. Covered leases of less than one year can require at least 30 days' written notice stating the good-cause reason. Do not assume this state form satisfies that local notice.

Before filing, also confirm that the City's mandatory pre-filing Eviction Diversion Program is operating and that the filing qualifies. When mandatory, Phila. Code § 9-811 generally requires the landlord to enroll, provide the City's Notice of Diversion Rights, and participate in reasonable good faith for at least 30 days. Use the City's current notice and process. The section has an imminent-harm exception that requires fact-specific legal review.

VI. LANDLORD / AGENT SIGNATURE

I state that the factual information above is accurate to the best of my knowledge and that I am the Landlord or an authorized agent.

Signature: ____________________________________

Printed name and capacity: [NAME / TITLE]

Date: [MM/DD/YYYY]

VII. RECORD OF SERVICE

Section 250.501(f) lists three service methods. Select the method actually used:

☐ Personally served on Tenant at [LOCATION].

☐ Left at the principal building on the premises at [LOCATION].

☐ Posted conspicuously on the leased premises at [LOCATION].

Supplemental mailing, if any: [DATE / METHOD / TRACKING]. Mailing alone is not listed in § 250.501(f).

Date and time of service: [MM/DD/YYYY AT TIME]

Server name and address: [DETAILS]

Server signature: ____________________________________

CURRENT OFFICIAL SOURCES

• Pennsylvania General Assembly — Landlord and Tenant Act of 1951, current official text
• Philadelphia Code § 9-804 — Unfair Rental Practices
• Philadelphia Code § 9-811 — Eviction Diversion Program
• City of Philadelphia — 2026 Eviction Diversion Program presentation