title: "Pennsylvania Eviction Defense - Complete LSC Packet with Forms"

state: "PA"

date: "2026-03-24"

price: "$67"

Pennsylvania Eviction Defense Packet

Jurisdiction-correct document templates. Not legal advice.

ELIGIBILITY CHECKLIST

• [ ] Landlord did not give proper written notice before filing
• [ ] Notice has wrong information (wrong address, wrong amount, wrong names)
• [ ] For non-payment: landlord did not give 10-day written notice (68 P.S. § 250.501(b))
• [ ] For lease violation (≤1 yr lease): landlord did not give 15-day notice (68 P.S. § 250.501(b))
• [ ] For lease violation (>1 yr lease): landlord did not give 30-day notice (68 P.S. § 250.501(b))
• [ ] You paid all or part of the rent (bring proof)
• [ ] The amount claimed is wrong
• [ ] Your landlord refused your payment
• [ ] Your landlord accepted rent after giving you a notice to vacate
• [ ] Your landlord is retaliating for participating in a tenants' organization (68 P.S. § 250.205)
• [ ] Your landlord failed to return security deposit within 30 days (68 P.S. § 250.512(a))
• [ ] Your landlord wrongfully withheld security deposit — you may recover double damages (68 P.S. § 250.512(c))

File at: Pennsylvania court finder: https://www.pacourts.us/find-a-court

FILING STEPS

1. Write down your court date, time, and location immediately — do not miss it.
2. Write down the docket number from your summons — you'll need it on all papers.
3. Count the days on the notice: at least 10 days required for non-payment, 15 days for lease violations on leases ≤1 year, 30 days for leases >1 year.
4. Gather all evidence: lease, rent receipts, bank statements, photos of conditions, repair requests, and any landlord communications.
5. Complete your Written Statement of Defenses; choose only the defenses that apply and delete the rest.
6. Print 3 copies of the Statement (one to read from, one for the landlord, one for the court file).
7. If your landlord owes YOU money (security deposit, damages), complete the Cross-Complaint and file it at the MDJ office before the hearing; pay the $50–$75 filing fee.
8. Arrive at court 30 minutes early on your hearing date; dress neatly.
9. When your name is called, say: "Your Honor, I am [NAME], the Defendant. I am here to present my defenses."
10. Present your evidence and read from your prepared statement; address the judge as "Your Honor."

LEGAL AID

• Pennsylvania Legal Aid Network (PLAN): palawhelp.org · 1-800-322-9933
• Philadelphia Legal Assistance: phillylegal.org · (215) 981-3800
• Southwestern PA Legal Services: swpls.org · 1-800-243-2020
• PA Courts Self-Help: pacourts.us/self-help · (717) 705-1138

FORM 1: WRITTEN STATEMENT OF DEFENSES — BLANK TEMPLATE

> IMPORTANT FOR PENNSYLVANIA: In most MDJ courts, there is no formal pre-hearing "Answer" filing. You appear on the hearing date and present your defenses in person. This document is your PREPARED STATEMENT — bring multiple copies and read from it at the hearing. For cross-complaints (claims against landlord), file BEFORE the hearing using Pa.R.C.P.M.D.J. No. 508.

`

___________________________________________

COMMONWEALTH OF PENNSYLVANIA )

) ss.

COUNTY OF [COUNTY NAME] )

___________________________________________

[LANDLORD FULL NAME],

Plaintiff,

v.

[TENANT FULL NAME],

Defendant.

Docket No.: MJ-___-LT-_______-20___

___________________________________________

DEFENDANT'S WRITTEN STATEMENT OF DEFENSES

AND REQUEST FOR DISMISSAL

RECOVERY OF REAL PROPERTY ACTION

___________________________________________

COMES NOW Defendant [TENANT FULL NAME], appearing pro se, and presents

the following Written Statement of Defenses in response to Plaintiff's

Complaint for Recovery of Real Property, as follows:

___________________________________________

PARTIES AND JURISDICTION

1. Defendant [TENANT FULL NAME] is a residential tenant at [PROPERTY ADDRESS],

[CITY], Pennsylvania [ZIP CODE].

1. Plaintiff [LANDLORD FULL NAME] is the owner or designated agent of the

subject residential rental property.

1. This Magisterial District Judge Court has jurisdiction over this action

pursuant to the Landlord and Tenant Act of 1951, 68 P.S. § 250.502,

and 42 Pa.C.S. § 1515(a)(2).

1. Venue is proper in this district because the property is located within

Magisterial District No. ___-___, as required by Pa.R.C.P.M.D.J. No. 502(A).

___________________________________________

GENERAL RESPONSE

1. Defendant generally denies that Plaintiff has proven the elements required

for a judgment of possession under 68 P.S. § 250.503.

1. Defendant [ADMITS / DENIES] that rent in the amount of $[AMOUNT] per month

was due and owing.

1. Defendant [ADMITS / DENIES] receiving written notice from Plaintiff.

1. Defendant [ADMITS / DENIES] receiving a copy of the Landlord and Tenant

Complaint on this matter.

___________________________________________

AFFIRMATIVE DEFENSES

FIRST DEFENSE: FAILURE TO PROVIDE REQUIRED WRITTEN NOTICE

1. Under 68 P.S. § 250.501(b), a landlord seeking to recover possession

for non-payment of rent "shall specify that the tenant shall remove

within ten days from the date of the service thereof."

1. Under 68 P.S. § 250.501(b), for breach of a lease of one year or less

or an indeterminate term, notice "shall specify that the tenant shall

remove within fifteen days from the date of service thereof."

1. [CHOOSE ONE — DELETE THE OTHER]

(a) Plaintiff failed to provide Defendant with any written notice to

quit prior to filing this Complaint, as required by 68 P.S. § 250.501.

OR

(b) Plaintiff's written notice dated [DATE] provided only [X] days,

which is insufficient under 68 P.S. § 250.501(b).

1. Under Pa.R.C.P.M.D.J. No. 503(B)(5), the Complaint must allege that

"notice to remove was given to the tenant in accordance with law."

Plaintiff cannot satisfy this requirement because proper notice was

not given.

1. Defendant requests that this action be dismissed for failure to comply

with the mandatory notice requirement of 68 P.S. § 250.501.

SECOND DEFENSE: RENT HAS BEEN PAID OR TENDERED [if applicable]

1. Defendant did not fail to pay rent. Specifically:

[DESCRIBE: e.g., "Defendant paid $[AMOUNT] on [DATE] by [PAYMENT METHOD].

Proof of payment is attached as Exhibit A."]

OR

[DESCRIBE: e.g., "Defendant tendered the full amount of rent due on

[DATE] and Plaintiff refused to accept the payment."]

1. Under 68 P.S. § 250.501(a)(3), possession may be recovered only upon

"the failure of the tenant, upon demand, to satisfy any rent reserved

and due." Defendant has satisfied, or attempted to satisfy, the rent.

THIRD DEFENSE: RIGHT TO STOP WRIT BY PAYING RENT IN ARREARS

1. Under 68 P.S. § 250.503(c), "at any time before any writ of possession

is actually executed, the tenant may, in any case for the recovery of

possession solely because of failure to pay rent due, supersede and

render the writ of no effect by paying to the writ server, constable

or sheriff the rent actually in arrears and the costs."

1. Defendant is prepared and able to pay the alleged rent arrears and

costs directly to the constable or sheriff at any point before

physical execution of any writ of possession.

FOURTH DEFENSE: LANDLORD REFUSED TO ACCEPT RENT [if applicable]

1. On [DATE], Defendant tendered to Plaintiff the full amount of rent

then alleged to be due, specifically $[AMOUNT].

1. Plaintiff refused to accept Defendant's tender of payment.

1. A landlord who refuses a valid tender of rent cannot then claim non-

payment as a basis for eviction.

FIFTH DEFENSE: RETALIATORY EVICTION [if applicable]

1. Under 68 P.S. § 250.205, "no individual unit lease on residential

property shall be terminated or nonrenewed on the basis of the

participation of any tenant or member of the tenant's family in a

tenants' organization or association."

1. This eviction action was filed in retaliation for Defendant's good-

faith exercise of legal rights, specifically:

[DESCRIBE: e.g., "Defendant reported housing code violations to the

city inspector's office on [DATE]"; "Defendant joined the [Name]

Tenants' Association on [DATE]"; "Defendant requested repairs in

writing on [DATE]."]

1. The timing of this eviction — filed [X] days after Defendant's

protected action — demonstrates retaliatory intent.

[ADD ADDITIONAL DEFENSES AS APPLICABLE]

___________________________________________

PRAYER FOR RELIEF

WHEREFORE, Defendant [TENANT FULL NAME] respectfully requests that the

Magisterial District Judge:

a) DISMISS the Complaint for Recovery of Real Property;

b) Find that Plaintiff failed to provide proper written notice to quit

as required by 68 P.S. § 250.501;

c) Find that any alleged non-payment was justified by [Plaintiff's

refusal to accept payment / Plaintiff's own breach];

d) Award Defendant costs of this proceeding; and

e) Grant such other and further relief as this Court deems just.

___________________________________________

VERIFICATION

I, [TENANT FULL NAME], verify that the statements in this Written

Statement of Defenses are true and correct to the best of my knowledge,

information, and belief. I understand that this statement is made

subject to the penalties of 18 Pa.C.S. § 4904 relating to unsworn

falsification to authorities.

Executed this ___ day of _____________, 20___.

______________________________

Signature of Defendant

[TENANT FULL NAME, printed]

[ADDRESS]

[CITY, PENNSYLVANIA, ZIP]

[PHONE NUMBER]

___________________________________________

CERTIFICATE OF SERVICE

I hereby certify that on [DATE], I provided a copy of this Written

Statement of Defenses to Plaintiff/Landlord [NAME] by

[hand delivery / first-class mail / certified mail] at:

[LANDLORD OR ATTORNEY ADDRESS]

______________________________

[TENANT FULL NAME]

___________________________________________

`

FORM 2: CROSS-COMPLAINT — BLANK TEMPLATE

> INSTRUCTIONS: Use this form if your landlord owes YOU money (security deposit, damages, etc.). File BEFORE the hearing. Under Pa.R.C.P.M.D.J. No. 508(A), "at any time before the hearing, the tenant may file a cross-complaint on the form prescribed for civil complaints, asserting any claim against the landlord that arises out of the occupancy of the premises."

`

___________________________________________

COMMONWEALTH OF PENNSYLVANIA )

) ss.

COUNTY OF [COUNTY] )

___________________________________________

[YOUR FULL NAME],

Cross-Complainant,

v.

[LANDLORD'S FULL NAME],

Cross-Defendant.

Docket No.: _________________

___________________________________________

CROSS-COMPLAINT FOR SECURITY DEPOSIT

AND DAMAGES

___________________________________________

COMES NOW Cross-Complainant [YOUR FULL NAME], and files this Cross-Complaint

against Cross-Defendant [LANDLORD'S NAME], and states as follows:

I. PARTIES

1. Cross-Complainant is a tenant who resides at [PROPERTY ADDRESS],

[CITY], Pennsylvania [ZIP].

1. Cross-Defendant is the landlord/owner of the subject property.

II. SECURITY DEPOSIT CLAIM

1. On [DATE], at the commencement of the tenancy, Cross-Defendant collected

a security deposit of $[AMOUNT] from Cross-Complainant.

1. Under 68 P.S. § 250.511.1(a), "no landlord may require a sum in excess

of two months' rent to be deposited in escrow... during the first year

of any lease."

1. [IF APPLICABLE] Cross-Defendant required a security deposit of $[AMOUNT],

which exceeds two months' rent of $[AMOUNT], in violation of 68 P.S.

§ 250.511.1(a).

1. Under 68 P.S. § 250.512(a), "every landlord shall within thirty days of

termination of a lease... provide a tenant with a written list of any

damages to the leasehold premises for which the landlord claims the

tenant is liable."

1. Cross-Defendant has [failed to return the deposit / failed to provide

an itemized damage list within 30 days / made improper deductions].

1. Under 68 P.S. § 250.512(b), "any landlord who fails to provide a written

list within thirty days... shall forfeit all rights to withhold any

portion of sums held in escrow."

1. Under 68 P.S. § 250.512(c), "the landlord shall be liable in assumpsit

to double the amount by which the sum deposited in escrow... exceeds

the actual damages to the leasehold premises."

1. Cross-Complainant is entitled to $[AMOUNT] (double the wrongfully

withheld security deposit of $[X]) pursuant to 68 P.S. § 250.512(c).

III. ADDITIONAL DAMAGES [if applicable]

1. [DESCRIBE ANY ADDITIONAL CLAIMS FOR DAMAGES]

IV. PRAYER FOR RELIEF

WHEREFORE, Cross-Complainant respectfully requests that this Court:

a) Enter judgment against Cross-Defendant in the amount of $[AMOUNT];

b) Award double damages under 68 P.S. § 250.512(c) in the amount of $[AMOUNT];

c) Award Cross-Complainant costs of this proceeding; and

d) Grant such other and further relief as this Court deems just.

___________________________________________

VERIFICATION

I, [YOUR FULL NAME], verify that the facts set forth in this Cross-Complaint

are true and correct to the best of my knowledge, information, and belief.

I understand that false statements are subject to the penalties of 18 Pa.C.S.

§ 4904 relating to unsworn falsification to authorities.

Date: _____________________ _______________________________

[YOUR SIGNATURE]

[YOUR PRINTED NAME]

[YOUR ADDRESS]

[CITY, PA ZIP]

[YOUR PHONE]

___________________________________________

`

*Not legal advice. Jurist-Diction is not a law firm. Templates are jurisdiction-correct.

Verify current law before filing. For legal advice contact a licensed Pennsylvania attorney or legal aid. jurist-diction.com*