LawLease
Log in
LawLease1/4

Free Pennsylvania Utilities &
Services Addendum Template

The addendum is signed by the same parties as the lease it attaches to.

Last reviewed August 2026

Written by LawLease Editorial

Free template

Download a free Utilities & Services Addendum template

A blank, printable form — fill it in by hand. Or build a guided version with Pennsylvania set as the governing state. Create a free account to download.

Build a guided Pennsylvania version

Pennsylvania Utilities & Services Addendum

This Utilities & Services Addendum is built with Pennsylvania as the governing state. These are the Pennsylvania landlord-tenant rules that most often bear on it, with the statute for each.

Pennsylvania rules at a glance

Pennsylvania rules for a Utilities & Services Addendum
Late feesNo statutory cap and no mandated grace period
Security deposit — year 1Maximum 2 months’ rent68 P.S. § 250.511a
Security deposit — year 2+Maximum 1 month’s rent; no increase at all after year 568 P.S. § 250.511a
EscrowRequired over $100, with written notice of the bank’s name and address68 P.S. § 250.511a
Deposit interestFrom the second anniversary; landlord may keep 1% per annum68 P.S. § 250.511b
Deposit return30 days, with a written list of damages68 P.S. § 250.512

Security deposits in Pennsylvania

Pennsylvania is one of the few states where the deposit cap changes as the tenancy ages. During the first year a landlord may hold up to two months’ rent. From the start of the second year the maximum drops to one month’s rent, and any excess must be returned. After the fifth year the deposit may not be increased at all, even if the rent has risen (68 P.S. § 250.511a).

  • Escrow is mandatory over $100 — Deposits above $100 must be held at a federally or state-regulated banking institution, and the tenant must be given written notice of that institution’s name and address. This is a statutory duty, not an optional courtesy.
  • Interest from year three — Once a deposit has been held past the second anniversary, the portion over $100 must sit in an interest-bearing escrow account. The landlord may keep 1% per annum as an administrative fee; the rest belongs to the tenant and is payable annually (§ 250.511b).
  • The list matters more than the money — A landlord has 30 days to provide a written list of damages. Failing to provide it forfeits the right to withhold anything at all — regardless of the unit’s condition (§ 250.512).
  • Double damages — Failing to pay the balance within 30 days makes the landlord liable for twice the amount by which the deposit exceeds actual damages (§ 250.512(c)).

Rent, late fees & increases

Pennsylvania sets no statutory cap on residential late fees, no mandated grace period, and no notice prerequisite specific to late fees. A fee is enforceable because it is written into the lease and reasonable — courts apply ordinary liquidated-damages principles, striking fees that are disproportionate to the actual loss.

  • The 4–5% figure is not law — Practitioner guidance often cites 4–5% of monthly rent as a defensible ceiling. That is industry custom, not a statutory safe harbour — no Pennsylvania statute sets a number.
  • Rent increases — There is no standalone rent-increase statute. On a periodic tenancy an increase is effectively a change of terms, generally tied to the 15-day notice required to terminate under § 250.501(b).
  • Rent control — Pennsylvania has no statewide rent-control statute. Whether a municipality may adopt one is unsettled — Warren v. City of Philadelphia (1957) upheld a local ordinance, while more recent decisions have narrowed municipal authority over housing.

Required disclosures

Pennsylvania requires far fewer lease disclosures than states like California or New Jersey — and importantly, its Real Estate Seller Disclosure Law applies to sales, not leases.

  • Escrow institution — Where the deposit exceeds $100, written notice of the bank holding it (§ 250.511a).
  • Carbon monoxide alarms — Required where the unit has an attached garage, a fossil-fuel-burning appliance, or a fireplace — not universally (Act 121 of 2013).
  • Lead paint — Federal Title X applies to pre-1978 housing. Pennsylvania adds no state-level equivalent outside Philadelphia.
  • No radon, mould or bedbug rule — Pennsylvania has no statewide residential-lease disclosure statute for any of these. Do not assume a sale-disclosure form transfers to a lease.

Clauses that do not work in Pennsylvania

Pennsylvania has no single omnibus non-waiver provision, so each protection has to be checked on its own terms.

  • Habitability waivers — Void as against public policy under Pugh v. Holmes, 486 Pa. 272 (1979). This is case law, not statute — but it cannot be contracted around.
  • Rent Withholding Act workarounds — A lease cannot contract around a municipal certification that a unit is unfit for habitation (35 P.S. § 1700-1).
  • Deposits over the cap — Section 250.511a is not waivable by lease language purporting to authorise a larger deposit.
  • Withholding without the list — Retaining any part of the deposit without the 30-day written list forfeits the right to withhold at all.
  • Assistance-animal fees — No pet fee, deposit or breed restriction may apply to a verified assistance animal (PHRA, 43 P.S. § 955(h)).

Pennsylvania Utilities & Services Addendum FAQs

How much can a landlord charge for a security deposit in Pennsylvania?

Up to two months’ rent during the first year of the tenancy, then no more than one month’s rent from the start of the second year (68 P.S. § 250.511a). After five years the deposit cannot be increased at all, even if rent has gone up.

Does a Pennsylvania landlord have to pay interest on the deposit?

Yes, but only from the second anniversary onward. Once a deposit has been held that long, the portion above $100 must sit in an interest-bearing escrow account. The landlord may keep 1% per annum as an administrative fee and must pay the tenant the rest annually (§ 250.511b).

How long does a landlord have to return a deposit in Pennsylvania?

30 days from the end of the lease or from surrender and acceptance of the property, together with a written list of any damages claimed (§ 250.512). Failing to provide the list forfeits the right to withhold anything; failing to pay the balance exposes the landlord to double the excess.

Is there a cap on late fees in Pennsylvania?

No. Pennsylvania sets no statutory cap and no mandatory grace period. A late fee is enforceable if it is written into the lease and reasonable. The 4–5% figure often quoted is industry practice rather than law.

More Pennsylvania landlord documents

Utilities & Services Addendum in other states

Create your document in under 5 minutes

Answer a few plain questions, then download or e-sign. Built for landlords and tenants.

Get started
LawLease

LawLease LLC is not a law firm and does not provide legal advice or legal representation. The information, documents, and services available through LawLease are provided for informational and self-help purposes only and are not a substitute for the advice of an attorney licensed in your jurisdiction.

This document is a general-purpose template, not legal advice. Laws vary by state and city, and an unusual situation deserves a lawyer’s review.

Documents you generate are yours to keep. Every edit and signature is recorded in an audit trail, so you can show exactly what was signed and when.

Using LawLease means you accept our Terms of Use, Privacy Policy and Legal Disclaimer. Bot protection is provided by reCAPTCHA — Google’s Privacy Policy and Terms of Service apply.