HB 2125 — An Act amending the act of April 6, 1951 (P.L.69, No.20), known as The Landlord and Tenant Act of 1951, providing for tenant's rights.

PRINTER'S NO.   2747

                     THE GENERAL ASSEMBLY OF PENNSYLVANIA



                         HOUSE BILL
                         No. 2125
                                                   Session of
                                                     2026

     INTRODUCED BY KINKEAD, MADSEN, WAXMAN, GIRAL, HOWARD, KAZEEM,
        HILL-EVANS, SANCHEZ, MADDEN, KENYATTA, HOHENSTEIN, FLEMING,
        KHAN, SALISBURY, HANBIDGE, WEBSTER AND SCOTT, JANUARY 9, 2026

     REFERRED TO COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT,
        JANUARY 9, 2026


                                       AN ACT
 1   Amending the act of April 6, 1951 (P.L.69, No.20), entitled "An
 2      act relating to the rights, obligations and liabilities of
 3      landlord and tenant and of parties dealing with them and
 4      amending, revising, changing and consolidating the law
 5      relating thereto," providing for tenant's rights.
 6      The General Assembly of the Commonwealth of Pennsylvania
 7   hereby enacts as follows:
 8      Section 1.    The act of April 6, 1951 (P.L.69, No.20), known
 9   as The Landlord and Tenant Act of 1951, is amended by adding an
10   article to read:
11                                  ARTICLE V-C.
12                              TENANT'S RIGHTS.
13   Section 501-C.    Evictions.
14      (a)   Refusal or termination.--A landlord may only terminate
15   or refuse to renew the lease of a lessee, or may evict a lessee
16   and rental home occupant, for one of the following reasons:
17            (1)   Nonpayment of rent.
18            (2)   A second or subsequent violation of the community
 1      rules or lease occurring within a six-month period.
 2            (3)   If there is a change in use of the community land or
 3      any part of community land.
 4            (4)   Termination of the rental home property.
 5      (b)   Eviction procedure.--The following shall apply for a
 6   rental home lessee eviction:
 7            (1)   A lessee may not be evicted by a self-help measure.
 8            (2)   Prior to the commencement of any eviction proceeding
 9      or the termination of or failure to renew the lease of a
10      lessee, the landlord shall notify the rental home lessee in
11      writing of the particular breach or violation of the lease by
12      certified or registered mail.
13            (3)   In the case of nonpayment of rent, the notice under
14      paragraph (2) shall state that an eviction proceeding may be
15      commenced if the rental home lessee does not pay the overdue
16      rent within 20 days from the date of service if the notice is
17      given on or after April 1 and before September 1, and 30 days
18      if given on or after September 1 and before April 1 or an
19      additional nonpayment of rent occurring within six months of
20      the giving of the notice may result in immediate eviction
21      proceedings.
22            (4)   In the case of a breach of the lease or violation of
23      the community rules, other than nonpayment of rent under
24      paragraph (3), the notice shall describe the particular
25      breach or violation. No eviction action may be commenced nor
26      shall the landlord terminate or refuse to renew the lease of
27      the rental home lessee unless the rental home lessee has been
28      notified as required by this section. Upon a second or
29      subsequent violation or breach occurring within six months,
30      the landlord may commence eviction proceedings at any time

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 1      within 60 days of the last violation or breach.
 2      (c)   Nonenforcement of rules.--A rental home lessee shall not
 3   be evicted nor shall the landlord terminate or refuse to renew
 4   the lease of a rental home lessee when there is proof that the
 5   rules the lessee is accused of violating are not enforced with
 6   respect to the other rental home lessees or nonresidents on the
 7   community premises.
 8   Section 502-C.   Community rules and regulations.
 9      (a)   Establishment.--A landlord may at any time establish
10   fair and reasonable rules and regulations reasonably related to
11   the health, safety and upkeep of the community, provided the
12   rules and regulations are not arbitrary or capricious and are
13   included in any written lease and delivered to existing lessees
14   and posted in the public portion of the community office or
15   other conspicuous and readily accessible place near the rental
16   property.
17      (b)   Uniform application.--All rules or rental charges shall
18   be uniformly applied to all rental home lessees or prospective
19   rental home occupants of the same or similar category. The
20   lessee shall be provided with a written copy of the rules and
21   regulations prior to the owner's or operator's acceptance of any
22   initial deposit, fee or rent. In addition, a copy of this
23   article shall be posted in the public portion of the community
24   office or other conspicuous and readily accessible place in the
25   rental home, and a copy of the following notice shall be
26   reproduced in capital typewritten letters or in ten-point
27   boldface print and be given to each resident upon entering into
28   the lease:
29                    IMPORTANT NOTICE REQUIRED BY LAW
30      The rules set forth below govern the terms of your lease or

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 1   occupancy agreement with this rental home. The law requires all
 2   of these rules to be fair and reasonable.
 3      As a lessee, you may continue to stay in this community as
 4   long as you pay your rent and other reasonable fees, service
 5   charges and assessments hereinafter set forth and abide by the
 6   rules of the community. Entrance and exit fees may not be
 7   charged.
 8      As a lessee, you may be evicted for any of the following
 9   reasons:
10          (1)    Nonpayment of rent.
11          (2)    A second or subsequent violation of the community
12      rules or lease occurring within a six-month period.
13          (3)    If there is a change in use of the community land or
14      parts thereof.
15          (4)    Termination of the rental home property.
16      As a lessee, you shall only be evicted in accordance with the
17   following procedure:
18          (1)    A lessee shall not be evicted by any self-help
19      measure.
20          (2)    Prior to the commencement of any eviction
21      proceeding, the landlord shall notify the lessee in writing
22      of the particular breach or violation of the lease or
23      community rules by certified or registered mail.
24          (3)    In the case of nonpayment of rent, the notice under
25      paragraph (2) shall state that an eviction proceeding may be
26      commenced if the rental home lessee does not pay the overdue
27      rent within 20 days from the date of service if the notice is
28      given on or after April 1 and before September 1, and 30 days
29      if given on or after September 1 and before April 1 or an
30      additional nonpayment of rent occurring within six months of

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 1      the giving of the notice may result in immediate eviction
 2      proceedings.
 3          (4)   In the case of a breach of the lease or violation of
 4      the community rules, other than nonpayment of rent under
 5      paragraph (3), the notice shall describe the particular
 6      breach or violation. No eviction action shall be commenced
 7      unless the lessee has been notified as required by this
 8      section, and upon a second or subsequent violation or breach
 9      occurring within six months, the landlord may commence
10      eviction proceedings at any time within 60 days of the last
11      violation or breach.
12      As a lessee, you may not be evicted when there is proof that
13   the rules you as the lessee are accused of violating are not
14   enforced with respect to the other rental home residents or
15   nonresidents on the community premises.
16      In addition, no eviction proceeding for nonpayment of rent
17   may be commenced against you as the lessee until you have
18   received notice by certified or registered mail of the
19   nonpayment and have been given to pay the overdue rent 20 days
20   from the date of service if the notice is given on or after
21   April 1 and before September 1, and 30 days if given on or after
22   September 1 and before April 1. However, only one notice of
23   overdue rent is required to be sent to you as the lessee during
24   any six-month period. If a second or additional violation occurs
25   within six months from the date of the first notice then
26   eviction proceedings may be immediately started against you.
27      You are entitled to purchase goods or services from a seller
28   of your choice and the community owner shall not restrict your
29   right to do so.
30      The Attorney General of the Commonwealth of Pennsylvania or

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 1   the District Attorney of the county in which the rental home is
 2   located shall enforce these provisions. As a lessee, you may
 3   also bring a private cause of action. If your rights are
 4   violated you may contact the Bureau of Consumer Protection or
 5   your local District Attorney.
 6   Section 503-C.   Disclosure of fees.
 7      (a)   Disclosure of utilities.--All rent, fees, service
 8   charges and assessments payable to the landlord and utility
 9   charges for water, sewer, trash, Internet, cable, electricity
10   and fuel charges payable to the landlord and notice of any other
11   utility charges for which the lessee may be responsible shall be
12   fully disclosed in writing to a prospective rental home lessee
13   prior to the rental home owner or operator's acceptance of an
14   initial deposit, fee or rent and prior to execution of the
15   rental home space lease. For current rental home residents, the
16   rental home community owner or operator shall fully disclose all
17   rent, fees, service charges and assessments payable to the
18   community owner and utility charges for water, sewer, trash,
19   cable, electricity and fuel charges payable to others in writing
20   prior to the execution of a mandatory lease of at least one
21   month in duration.
22      (b)   Signature.--The landlord may require that the
23   prospective lessee or current lessee sign a receipt indicating
24   receipt of a copy of the required disclosure and the rental home
25   community rules and regulations so long as the documents are
26   clearly identified in the receipt itself. The receipt shall
27   indicate nothing more than that the documents identified in the
28   receipt have been received by the lessee.
29      (c)   Disclosure.--Failure to disclose rent, fees, service
30   charges and assessments shall render the rent, fees, service

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 1   charges and assessments void and unenforceable in this
 2   Commonwealth. Increases in rent, fees, service charges and
 3   assessments payable to the landlord shall be unenforceable until
 4   30 days after notice thereof has been posted in the public
 5   portion of the community office or other conspicuous and readily
 6   accessible place in the rental home and mailed to the rental
 7   home lessee. Rent may not be increased during the term of the
 8   lease.
 9      (d)   Cover sheet.--The written disclosure shall contain a
10   cover sheet with the following statement in 12-point, sans-serif
11   type, except the term "five calendar days" in the final
12   paragraph of the notice shall appear in 16-point, sans-serif,
13   bold type:
14            This document contains important information regarding
15            your legal rights and your financial obligations in
16            leasing or renewing or signing a new lease for a rental
17            home. Make sure that you read the entire document and
18            seek legal advice if you have any questions regarding the
19            information stated in this document.
20            The statements contained in this disclosure are only
21            summary in nature. A prospective lessee should refer to
22            all references, including all lease or rental agreement
23            documents as well as any rules and regulations that have
24            been established for the rental home community. Oral
25            representations should not be relied on as correctly
26            stating the representations of the rental home community
27            owner or operator. Instead, you should refer to the lease
28            or rental agreement and required disclosure documents for
29            correct representations. You should also refer to the act
30            of November 24, 1976 (P.L.1176, No.261), known as the

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 1            Manufactured Home Community Rights Act, to become
 2            familiar with your obligations and rights as a rental
 3            home resident.
 4            You have five calendar days from the date you received
 5            this documentation to cancel your agreement in writing to
 6            the rental home community owner or operator.
 7      (e)   Disclosures.--All new leases, lease extensions and lease
 8   renewals, which are for more than a 60-day period, shall contain
 9   the following full disclosures:
10            (1)   The manner in which utility and other services,
11      including sewage and waste disposal, cable television, water
12      supply and storm drainage, will be provided, and the entity
13      providing them. The services or user fees charged by the
14      landlord for the services provided by the rental home owner
15      shall also be disclosed.
16            (2)   An explanation of the manner in which the rental
17      amount will be increased, including notification to the
18      rental home lessee at least 60 days in advance of the
19      increase.
20            (3)   Disclosure of any factors that may affect the rental
21      amount, including the following factors:
22                  (i)    Water rates.
23                  (ii)    Sewer rates.
24                  (iii)    Waste disposal rates.
25                  (iv)    Maintenance costs, including costs of deferred
26            maintenance.
27                  (v)    Management costs.
28                  (vi)    Property taxes.
29                  (vii)    Major repairs or improvements.
30                  (viii)    Any other fees, costs, assessments or service

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 1        charges that the rental home lessee is required to pay or
 2        that the rental home owner or operator intends to charge
 3        during the terms of the lease or rental agreement.
 4        (4)   Disclosure of the manner in which the pass-through
 5    charges will be assessed.
 6        (5)   A report of the utility fees charged for the rental
 7    home paid to the landlord by a prior lessee during the
 8    previous 12 months.
 9        (6)   Disclosure of all service charges currently charged
10    for services offered which the rental home lessee may elect
11    to incur and the manner in which the fees will be increased.
12        (7)   Any rental home community rules and regulations that
13    have been established and an explanation of the manner in
14    which the rules and regulations will be set, changed or
15    promulgated.
16        (8)   The rent history of the rental home for the three
17    full calendar years immediately preceding the prospective
18    initial rental agreement date. The information under this
19    paragraph shall be for basic rental fees only and shall not
20    apply to other fees such as late charges and guest fees.
21    Additionally, the calculation of rent history shall be posted
22    in the public portion of the rental home community's rental
23    office or other conspicuous and readily accessible place and
24    in the same place as any rules and regulations that have been
25    established for the rental home community are posted.
26        (9)   Citations or other documents from Federal, State or
27    local governmental agencies which require the rental home
28    community owner to take corrective action, including
29    citations from the Department of Environmental Protection
30    regarding water and sewage. The information shall also be

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 1      posted within the community in the same place as the rules
 2      and regulations are displayed until the corrective action has
 3      been completed.
 4   Section 504-C.   Other fees.
 5      In accordance with a lessee's right to invite to the lessee's
 6   dwelling unit social and business visitors as the lessee wishes,
 7   no fee may be charged for overnight visitors or guests occupying
 8   a lessee's rental home. If an overnight visitor or guest
 9   frequently remain overnight for residential purposes so as to
10   increase the number of persons normally living in the unit, the
11   owner or operator of a rental home may revise the rent due to
12   conform to the rent paid by other lessees with a like number of
13   members in their household.
14   Section 505-C.   Sale or lease of rental home.
15      (a)   Written notice of sale or lease.--In the event of the
16   sale or lease of a rental home, a rental home owner shall
17   provide written notice to the residents and tenants of the
18   community and to the Pennsylvania Housing Finance Agency. The
19   notice shall be sent within 30 days after any agreement of sale
20   is signed. The notice shall be posted in the same conspicuous
21   and readily accessible place in the rental home community where
22   the rules and regulations are posted, provided under section
23   502-C.
24      (b)   New owner notice.--Within 30 days of transfer of title
25   to the community, the new owner shall notify the residents and
26   tenants of the name of the new owner and contact information for
27   either the new owner or new operator of the community. The
28   notice shall be mailed to each resident and tenant and shall be
29   posted immediately in the same conspicuous and readily
30   accessible place in the rental home community where the rules

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 1   and regulations are posted, provided under section 502-C.
 2   Section 506-C.     Closure of rental home.
 3      (a)   Requirements.--In the event of the closure of a rental
 4   home, in whole or in part, the rental home owner shall:
 5            (1)   Provide written notice to the residents and tenants
 6      of the community, to the resident association if one exists,
 7      to the Pennsylvania Housing Finance Agency and to the
 8      municipality where the rental home is located within 60 days
 9      of deciding to close the rental home. The notice shall
10      include the estimated date residents and tenants will be
11      expected to vacate the community, which shall be no less than
12      180 days from the date of the notice, and the estimated date
13      the community will be closed.
14            (2)   Notify any prospective resident in writing, prior to
15      leasing a rental home, and any known prospective tenant,
16      prior to leasing a rental home, of the scheduled closing
17      date.
18      (b)   Consideration.--A rental home owner shall consider any
19   offer to purchase the community made by a resident association
20   representing at least 25% of the tenants or by a nonprofit
21   corporation, including a community development corporation,
22   housing authority or redevelopment authority acting at the
23   request of the residents of at least 25% of the units and shall
24   negotiate in good faith with the entity submitting the offer.
25      (c)   Penalty prohibited.--A tenant who rents a unit in a
26   rental home shall have the right to terminate the lease without
27   penalty upon receiving notice of the planned closing of the
28   rental home.
29   Section 507-C.     Notice requirements in event of closure of
30                  rental home.

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 1      (a)   Certification and recipient.--The notice given to the
 2   Pennsylvania Housing Finance Agency under section 505-C shall be
 3   sent by certified mail and shall be addressed to the legal
 4   department of the Pennsylvania Housing Finance Agency.
 5      (b)   Publication and other requirements.--
 6            (1)   Within 60 days of the effective date of this
 7      paragraph, the Pennsylvania Housing Finance Agency shall
 8      transmit notice to the Legislative Reference Bureau for
 9      publication in the next available issue of the Pennsylvania
10      Bulletin stating the agency is compiling a list of parties
11      interested in receiving copies of any notice received by it
12      under sections 505-C and 506-C and inviting the parties to
13      provide contact information to receive notices of community
14      sales or closures. The notice under this paragraph shall also
15      be published on the agency's publicly accessible Internet
16      website. Interested parties may indicate their region of the
17      Commonwealth or that they operate Statewide.
18            (2)   The Pennsylvania Housing Finance Agency shall send
19      copies of notices received under this section to parties on
20      the list that are Statewide or within the region the parties
21      identify under paragraph (1). Notices shall be sent by
22      regular mail or by email within 10 calendar days of the
23      receipt of a notice.
24            (3)   Nothing in this subsection shall be construed to
25      create any liability for the Pennsylvania Housing Finance
26      Agency or otherwise to affect the transfer of any real
27      property in the event there is a failure to provide notice in
28      accordance with this act.
29      (c)   Notice requirements.--A notice given under subsection
30   (b)(2) shall be:

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 1             (1)   Delivered to an adult resident of each rental home
 2      unit within the rental home or mailed by first class mail to
 3      the resident or tenant of each unit.
 4             (2)   Posted in the same conspicuous and readily
 5      accessible place in the rental home community where the rules
 6      and regulations are posted under section 502-C.
 7      (d)    Personal notice.--A notice given under subsection (b)(2)
 8   shall be given personally to the prospective resident or known
 9   prospective tenant.
10   Section 508-C.     Waiver of rights.
11      The rights and duties of rental home owners and operators and
12   the rental home lessees may not be waived by any provisions of a
13   written or oral agreement. Any agreement attempting to limit
14   rights under this section shall be void and unenforceable in
15   this Commonwealth.
16   Section 509-C.     Damages.
17      (a)    Cause of action.--A rental home owner, operator or
18   lessee aggrieved by a violation of their rights under this
19   article may institute a private cause of action to recover
20   damages, or for treble damages where provided in this article or
21   restitution in an appropriate court of initial jurisdiction in
22   this Commonwealth.
23      (b)    Disclosure.--If disclosure as required by section 503-C
24   was not provided to the rental home prospective first-time
25   lessee prior to execution of the rental agreement or prior to
26   initial occupancy of a unit, the rental agreement shall be
27   voidable by the lessee during the first year of occupancy until
28   five calendar days after the receipt of the disclosure by the
29   lessee.
30      (c)    Notice of void.--To void the rental agreement, the

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 1   prospective first-time lessee shall deliver written notice to
 2   the rental home owner or operator within five days after receipt
 3   of the disclosure and shall be entitled to a refund from the
 4   owner or operator of the rental home.
 5      (d)   Collection of rent.--The rental home owner or operator
 6   may not collect rent from a prospective first-time lessee until
 7   the rental home owner or operator and the lessee have entered
 8   into the rental agreement.
 9      (e)   Increased rent collection.--When the rental home owner
10   or operator and a rental lessee execute a new, renewed or
11   extended lease for a rental home unit, which increases rent or
12   payables to the lessor, the rental home owner or operator may
13   not collect increased rent from the rental home lessee until the
14   rental home owner or operator and the rental home lessee have
15   entered into the new, renewed or extended lease. After receiving
16   60 days' notice of the rental home owner's or operator's intent
17   to offer a new lease, the rental home occupant shall have 30
18   days to either accept the new, renewed or extended rental
19   agreement or to notify the rental home owner or operator of
20   intent to vacate within 30 days. No increased rent or fee lease
21   charges shall be effective against a lessee prior to the 61st
22   day after receiving the owner or operator notice.
23   Section 510-C.   Restraining prohibited acts.
24      If the Attorney General or a district attorney has reason to
25   believe that any person is using or is about to use any method,
26   act or practice declared by this article to be prohibited, and
27   that proceedings would be in the public interest, the Attorney
28   General or district attorney may bring an action in the name of
29   the Commonwealth against the person to restrain by temporary or
30   permanent injunction the use of the method, act or practice.

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 1   Section 511-C.    Enforcement.
 2        The Attorney General shall have the power and duty to enforce
 3   the provisions of this article, but in no event shall an
 4   individual be prohibited or otherwise restricted from initiating
 5   a private cause of action under any right or remedy conferred by
 6   this article.
 7   Section 512-C.    Retaliatory evictions.
 8        An action by a rental home owner or operator to recover
 9   possession of real property from a rental home lessee or to
10   change the lease within six months of a lessee's assertion of
11   rights under this article or any other legal right shall raise a
12   presumption that the action constitutes a retaliatory and
13   unlawful eviction by the owner or operator and is in violation
14   of this article. A presumption under this section may be
15   rebutted by competent evidence presented in any appropriate
16   court of initial jurisdiction in this Commonwealth.
17   Section 513-C.    Remedies.
18        A violation of this act may be enforced as provided by
19   sections 509-C, 510-C, 511-C and 512-C and shall also constitute
20   an unfair or deceptive act or practice within the meaning of
21   section 2(4) of the act of December 17, 1968 (P.L.1224, No.387),
22   known as the Unfair Trade Practices and Consumer Protection Law,
23   and shall be a violation of and shall be subject to the
24   enforcement provisions and private rights of action contained in
25   the Unfair Trade Practices and Consumer Protection Law.
26   Residents shall have the right to seek injunctive relief to
27   enforce compliance with this section and sections 505-C and 506-
28   C.
29        Section 2.   This act shall take effect in 90 days.



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