Community Economic Development Clinic

University of Pittsburgh School of Law

PART ONE

A LEASE is an agreement to transfer possession of property for a

fixed period of time, usually in exchange for rent. Terms in a lease
generally do not change until the rental period has ended, but the
parties to a lease can agree to modify the terms in writing before
the lease ends.

A RENTAL AGREEMENT is just another name for the written

contract that details the terms of a lease.

It is legal and perfectly normal for a landlord to require a co-signer.

See Pennsylvania Jurisprudence 2nd (Property), 26:1

TYPES

OF TENANCIES:

Tenancy

for Years: Despite the name, this is the term given to

any lease of a fixed term. Both the Landlord and the Tenant must
agree that the Tenants lease begin on a specified date and end
on a pre-determined and specified date.
Most

leases are fixed term

Periodic

Tenancy: An agreement between the Landlord and

Tenant of a periodic term (such as month-to-month or week-toweek) with no specified ending date.
If

this agreement should be terminated, written notice is

required fifteen days prior to the expiration of the term by
the Landlord, and in some cases by the Tenant. For example,
in a month-to-month tenancy, the 15-day notice must be
given before the 15th of the month for it take effect at the
end of the month.
Termination

cannot take effect in the middle of a period. For

example, in a month-to-month lease, if your landlord give
you 15 days notice to vacate the premises on March 20 th, you
are not required to leave before April 30th.
See

Pennsylvania Jurisprudence, 2nd (Property), 26:40-41

A landlord cannot discriminate based on race, sex, age,

religion, national origin, family status, and handicap.
Tenant rights are protected under:
1.
Civil Rights Act of 1968

Makes discriminating against an individual illegal

Civil Rights Act 1982: applies only where it can be

proved that the person had an intent to discriminate
2.
Civil Rights Act 1988 Amendment

Bans discrimination against the handicapped and

families with children

Tenants Rights Continued

1.

2.
3.

Americans with Disabilities Act

Forbids discrimination against the handicapped and

requires handicap-friendly premises
Pennsylvania Human Relations Act

Similar to the aforementioned federal law

Various Local Laws

Example: Blackshear Residents Organizations v.

Housing Authority of the City of Austin made it illegal
to segregate the people in an apartment complex.

3 or More Unrelated People

The city of Pittsburgh prohibits more than 3 unrelated

people from living together.

Sometimes landlords will go around this law by allowing

more people to reside in the rental unit than listed on the
lease.

If you are in this position, it is recommended that the

tenants named on the lease sign an agreement with the
tenants not on the lease to protect the rights and
obligations of each tenant. Unfortunately this agreement
among the 4 or more tenants may not be enforceable
because the practice is illegal in the first place. Until the
City changes the law, this is at least some form of
accountability.

Pennsylvanias

Landlord- Tenant Act:

During

the first year of lease: no landlord may require

more than two months rent as a security deposit.
HOWEVER,

PA landlords may be able to ask for advance

payment of the last months rent AND two months rent as a
security deposit, for an amount equal to 3 months rent up
front..
During

the second (or more) years of the lease: a

landlord cannot ask for more than one months rent as
a security deposit.
If the lease is in the fifth year or more: a landlord has
the right to increase rent, but cannot likewise increase
the tenants security deposit.
The

Landlord-Tenant Act is found at Title 68, Pennsylvania Statutes, 250.

Be sure to take pictures of the apartment/house before

signing the lease, and try to have the landlord sign a
statement recognizing that damages existed before the
lease was signed.

You are allowed to negotiate changes to a lease including the

landlords written promise to repair damages by a certain date
(Example: the move-in date)

READ THE LEASE!!

Dont be afraid to ask questions if you dont understand

something
Pitts SGB provides an Attorney who can answer any
questions

PART TWO:

Security and/or damage deposit

Last months rent
Use clause (limiting how the
tenant may use the property)
Maintenance clause (spelling out
who is responsible for which
maintenance)
Limitation on landlords liability
Limitation on assignment of the
lease by tenant
Clause putting duty on tenant for
own insurance
Clause granting attorneys fees
for enforcement of the lease
Late fee and fee for bounced
checks
A clause concerning abandoned
property should be in the lease.

Limitation on number of persons

living in the unit
In a condo, a clause stating that
tenant must comply with all rules and
regulations of condo
Requirement that if locks are
changed, the landlord is given a key
Limitations on pets
Limitations on where cars may be
parked
Limitation on storage of boats, etc.
on property
In a single family home or duplex, a
landlord may put most of the duties
for repair on the tenant
Commercial leases should include
clauses regarding factors related to
the business use of the premise

EXCULPATORY CLAUSES

This is a clause in the

lease that releases the
landlord from any
responsibility of
damages or injuries to
persons or property.
May be upheld by a court
if the intention of the
tenants to release the
landlord from liability is
clear in the lease, and
the tenants have
relatively equal
bargaining power.

WAIVERS OF LIABILITY
OR RIGHTS
A clause waiving:

the tenants rights to

have guests
The tenants rights
stated in the Utility
Service Tenants Rights
Act (sections 3-11)

are void and

unenforceable
See Title 68 , Pennsylvania Statutes, 399

There is no law that allows a

rescission period for a lease.

That is, once a lease has been signed by

both the landlord and tenant(s), it is
legally binding. There is no right to
change your mind.
Also, in Pennsylvania, you can technically
agree for a lease of up to three years
orally, without a written agreement, so
be careful what you agree to.

During the first year of lease, PA landlords are not

allowed to ask for more than two months as a
security deposit (which is refundable as long as the
tenant does not leave any damage).

Tenants have the right to know the bank and

account number that their security deposit is being
kept in for the term of their lease.

A landlord is given 30 days, upon termination of the

lease, to provide a written list of damages to the
leased property.

Security Deposits Continued

The difference between the amount of the security

deposit and the amount of property damage must
also be given to the tenant with the written list.
Tenants can demand actual invoices from repairs
or other proof that the repairs were made out of
their deposit.

If the landlord fails to abide by these requirements,

a court can order him/her to pay twice the amount
owed as damages.

Unless stated in the lease, a landlord cannot prohibit a

tenant from assigning their lease to someone else, or from
subletting all or some of the premises. However, a landlord
may (and usually does) require approval by the landlord.
Sublease: the tenant enters into a new agreement with a
third party who deals only with the tenant. This occurs
when the original tenant retains an interest in the lease
terms and plans to move back in after some time.
Assignment: a tenant assigns all of their interest in a lease
to another party who takes over the tenants position and
deals with the landlord directly. If the new tenant stays for
the rest of the lease terms, then it is considered to be an
assignment.

The landlord can raise the rent only during a

periodic tenancy, not a fixed-term lease.

There is a one period notice period to make any

changes in the lease terms.

For example, if you have a week-to-week

tenancy, then you will get one weeks notice.

Under a fixed tenancy, the landlord is prohibited

from raising the rent mid-lease.

Any changes to the terms would have to be in

writing, signed by the landlord AND the
tenant(s).

PART THREE

The landlords duties are not only to his or her

tenants, but also to the tenants visitors.

The landlord retains control of the stairways,

passages, roadways, and other common facilities.

The landlord has the responsibility to maintain their

safety in use.

Landlord Duties Continued

It is recommended that tenants notify their

landlord in writing of any defects.

During the time of the lease, the landlord cannot

escape liability if s/he knows, or has reason to
know, of a defect. Particularly, if the defect was
such that it could have been discovered by
reasonable inspection by the landlord.

The proper contact to report code violations

is Pittsburgh Public Safety
Common housing codes requirements to
look out for:

Both hot and cold water must be provided

Working system and thermostat (65+ degrees during
heating season)
Keep the floors, stairs, porches, handrails, windows,
screens, and doors in good repair
A working fire alarm and an emergency exit that leads to
the outside of the building

A residential tenant is automatically given a

warranty by the landlord that the place is safe and
livable, and will remain so during the term of the
lease. (does not need to be in the lease)
This warranty ensures that the services necessary
to the life, health, and safety of the tenant will be
provided.
A breach of this warranty means conditions must be
truly unlivable. For example, a lack of cooking gas
is not sufficient, but no heat is sufficient.

RIGHTS

To have guests, so long

as s/he complies with
her or his duties.
To have guests stay
with him or her as long
as the tenant is abiding
by the rules.
To receive cable
television from any
company of his or her
choice.

These rights cannot be

waived.

DUTIES

To follow all regulations

set forth by the
requirements of all
municipal, county, and
Commonwealth codes.
To not permit anybody
(including the tenant) to
destroy or damage any
part of the property
To not permit any person
to disturb the peace .

Under the PA Landlord-Tenant Act, there are no

regulations that allow a landlord to access the residence
rented by the tenant, unless otherwise noted in the lease.
Landlords may reserve the right to access the
apartment/house for reasons such as:

Inspecting the premises

To supply agreed services
Upon agreement with the tenant, to repair, decorate, or
improve the dwelling unit.
To exhibit the residence to potential purchasers, tenants,
contractors, etc.
Usually the lease should provide a notice period for such
visits, 24 hours for example, except in the case of a
maintenance emergency.

RENT DUE DATE: the most common violations made

by tenants are late rent payments

It is important to clarify when rent payments are due.

VACATING EARLY: If the tenant breaks the lease terms

by moving out early, a landlord may do one of three
things:

End the lease and take back possession of the property

Take possession of the property for the account of the
tenant, and hold the tenant liable for the difference between
rent due under the lease and the rent eventually received
Sue the tenant for the full rent as it comes due, leaving the
unit vacant.

DAMAGE TO THE PREMISES: if intentional

damage is done to the property, a landlord
may terminate tenancy.
LEASE VIOLATIONS: if a tenant violates
leasing terms, a landlord may terminate
tenancy.
BOUNCED CHECKS

PART FOUR

Generally, a tenant does not lose his or her

personal property by not removing it from the
leased premises after the termination of the
lease.

When the lease is over Landlords must notify

the tenant in writing that s/he must vacate
the property in the time frame given in the
notice.

If the lease is for more than one year, the

landlord must notify the tenant to vacate after 30
days.
If the lease is for one year or less, the landlords
notice must specify that the tenant vacate after
15 days.

If the property is damaged or destroyed, the

tenant still has an obligation to pay rent.
If the landlord fails to comply with the lease,
the tenant may be able to move-out early.

This, however, depends on if the premises are

livable or not.

When a tenant vacates early, it actually is

giving the landlord the opportunity to end the
lease, and not the tenant.

There are only two reason as to why a

landlord could end a lease early:

Nonpayment of rent

The landlord must first demand the rent before ending

leasing terms

Forfeiture of the lease for violation of its terms

The violation itself will not necessarily be considered

grounds for ending a lease, but the damages the
landlord sustained.

PART FIVE

Pitt Police

3412 Forbes Avenue

In an emergency please call: (412) 624-2121
http://www.police.pitt.edu/

Off-Campus Living

127 N Bellefield Ave

412-624-6998
http://www.ocl.pitt.edu/index.html

Allegheny County Housing Authority

Public Safety

625 Stanwix St (12th floor)

File a complaint or fraud by calling: (412) 402-2502
http://www.achsng.com/depts/publicsafety.htm

SGB Attorney For Pitt Students ONLY:

Mark Galzerano, P.C.

835 William Pitt Union

412-648-7970
http://www.pittgpsa.org/legal.jsp

The Fair Housing Partnership

Promotes fair and equal housing choice and opportunity

2840 Liberty Avenue (Suite 205)
(412) 391-2535
http://www.pittsburghfairhousing.org/

Bureau of Building Inspectors

200 Ross Street (3rd Floor)

(412) -255-2175
[email protected]
http://www.city.pittsburgh.pa.us/bbi/

Pittsburgh Poison Center

3705 Fifth Avenue at DeSoto St

In an emergency please call: 1-800-222-1222
(412) 681-6669
www.chp.edu/clinical/03a_poison.php

Allegheny County Health Department

Housing and Community Environment

3190 Sassafras Way

(412)-350-4046
http://www.achd.net/housing/commenvironstart.html

Dominion Peoples Gas

625 Liberty Ave

(412) 244-2626
http://www.dom.com/

Equitable Gas

200 Allegheny Center Mall

1-800-654-6335
http://www.eqt.com/

Duquesne Light:

1-888-393-7100
http://www.duquesnelight.com/

Allegheny County Health Department

Offers free smoke alarms to residents of

Allegheny County.
For an installation please call:

(412) -247-7800