What Pennsylvania Landlords Need to Know About Tenant Screening
Pennsylvania tenant screening requires landlords to follow a specific set of state laws and regulations in addition to federal FCRA requirements. Whether you own rental properties in Philadelphia, Pittsburgh, Harrisburg, or anywhere across the Keystone State, understanding Pennsylvania tenant screening laws is essential for finding qualified tenants while staying compliant. This guide covers Pennsylvania screening requirements, the reports landlords need, and best practices for conducting legal background checks on rental applicants.
For reliable tenant screening reports for landlords, Pennsylvania property owners can run credit, criminal, and eviction checks through a single FCRA-compliant platform designed for the rental industry.
Pennsylvania Tenant Screening Laws Landlords Must Follow
Pennsylvania has several state-specific laws that affect how landlords can screen tenants. Understanding these regulations helps you avoid legal issues and ensures your screening process is fair and compliant.
FCRA Compliance for Pennsylvania Landlords
The Fair Credit Reporting Act applies to all Pennsylvania tenant screening activities. Landlords must obtain written consent from applicants before running any background checks, provide a copy of the screening report if the applicant requests it, and follow adverse action procedures if denying an application based on information in the report. Pennsylvania landlords should keep signed consent forms on file for at least one year after the screening is conducted.
Philadelphia Tenant Screening Ordinances
Philadelphia has its own tenant screening regulations that go beyond state law. The Philadelphia Fair Practices Ordinance prohibits discrimination based on source of income, meaning landlords cannot refuse tenants who use housing vouchers or other rental assistance. The ordinance also restricts when criminal background checks can be conducted during the application process. Landlords conducting Pennsylvania tenant screening in Philadelphia must follow these additional requirements to stay compliant with local law.
Pennsylvania Criminal Record Considerations
Pennsylvania landlords can consider criminal history when screening tenants, but should apply consistent criteria to all applicants. There is no statewide ban-the-box law for private landlords in Pennsylvania, but the Pennsylvania Human Relations Act prohibits discrimination in housing. Landlords conducting Pennsylvania tenant screening should evaluate criminal history on a case-by-case basis, considering the nature and severity of the offense, the time that has passed, and whether it is relevant to tenancy.
What Reports Are Available for Pennsylvania Tenant Screening
A thorough Pennsylvania tenant screening process includes several key reports that give landlords a complete picture of each applicant.
Credit Reports for Pennsylvania Applicants
Credit checks are a standard part of Pennsylvania tenant screening. A credit report shows an applicant payment history, outstanding debts, collection accounts, and public records such as bankruptcies. Pennsylvania landlords typically look for a credit score of 600 or higher, though criteria may vary by property. Credit reports also reveal whether an applicant has a history of late payments or delinquent accounts that could indicate future issues with rental payments.
Criminal Background Checks
Criminal background screening for Pennsylvania tenants searches multiple databases including Pennsylvania county criminal records, the Pennsylvania State Police database, and the national sex offender registry. The most thorough Pennsylvania tenant screening includes both state-level and county-level searches. Pennsylvania has a clean slate law that automatically seals certain minor criminal records after 10 years, so landlords may not see older, non-violent offenses in their searches.
Eviction History Reports
Eviction records in Pennsylvania are public information and can be searched through county court databases. An eviction history report reveals whether a prospective tenant has been taken to court for non-payment of rent, lease violations, or other issues. Comprehensive Pennsylvania tenant screening includes searching eviction records across multiple Pennsylvania counties, as tenants may have prior evictions in different jurisdictions. Pennsylvania eviction records remain on file unless sealed by court order.
Step-by-Step Pennsylvania Tenant Screening Process
- Establish written screening criteria: Document your minimum requirements for credit score, income, criminal history, and eviction history. Apply these criteria consistently to all applicants to avoid discrimination claims.
- Obtain written consent: Have each applicant sign an authorization form permitting you to run credit, criminal, and eviction checks. This is an FCRA requirement and must be completed before any screening begins.
- Collect applicant information: Gather the applicant full name, current address, Social Security number, employment details, and rental history. Verify the information for accuracy.
- Run the screening reports: Use a professional tenant screening service to run credit checks, criminal background searches, and eviction history reports. Comprehensive Pennsylvania tenant screening uses multiple databases to ensure thorough results.
- Review results against your criteria: Compare the screening results against your established requirements. Look for eviction filings, criminal convictions relevant to tenancy, or credit issues suggesting financial instability.
- Make a rental decision: Based on the screening results, approve, deny, or request additional information from the applicant. If denying based on information in a screening report, follow FCRA adverse action procedures including providing an adverse action notice and the name of the reporting agency.
Key Considerations for Pennsylvania Landlords
- Application fees: Pennsylvania law does not limit the amount landlords can charge for application fees, but the fee must be reasonable and applied consistently to all applicants. The fee should reflect the actual cost of the screening.
- Security deposit laws: Pennsylvania limits security deposits to two months rent for the first year of tenancy and one month rent for subsequent years. Landlords must return deposits within 30 days of lease termination.
- Philadelphia source of income protection: Philadelphia landlords cannot refuse tenants based on source of income, including housing vouchers. Screening criteria must be applied equally to all applicants regardless of how they pay rent.
- Clean slate law impact: Pennsylvania clean slate law automatically seals certain non-violent criminal records after 10 years. Landlords should understand that older minor offenses may not appear on screening reports.
- Income verification: Most Pennsylvania landlords require applicants to have a monthly income of at least three times the rent. Verify employment and income to ensure the tenant can afford the rental payments.
Frequently Asked Questions
Can a landlord run a background check without permission in Pennsylvania?
No. Pennsylvania landlords must obtain written consent from the applicant before running any background check. This is required by the Fair Credit Reporting Act and applies to all Pennsylvania tenant screening activities. Failing to obtain consent can result in legal liability.
How far back can a landlord check criminal history in Pennsylvania?
Pennsylvania does not have a specific state law limiting how far back landlords can consider criminal history. However, Pennsylvania clean slate law automatically seals certain non-violent misdemeanors after 10 years. Landlords should focus on relevant and recent criminal history rather than applying broad exclusions.
What credit score is needed to rent in Pennsylvania?
There is no legally required minimum credit score for renting in Pennsylvania. Most landlords look for a credit score of 600 or higher, though requirements vary by property. Some landlords may accept lower scores with a larger security deposit or a qualified co-signer.
How much does tenant screening cost in Pennsylvania?
Tenant screening costs in Pennsylvania vary by provider and report type. Individual credit checks typically range from $15 to $25, while comprehensive screenings that include credit, criminal, and eviction reports range from $30 to $50. The cost is usually passed on to the applicant as an application fee.
Get Started with ThoroughScreen for Pennsylvania Tenant Screening
ThoroughScreen offers FCRA-compliant tenant screening designed for Pennsylvania landlords and property managers. Get credit, criminal, and eviction checks starting at $14.99 per report. No subscriptions, no hidden fees — pay only when you screen a tenant.
Visit the ThoroughScreen pricing page to see all available report options, or check out our tenant screening reports for landlords to learn how easy it is to get started. For landlords renting in other states, read our guide on tenant screening in Ohio for more information.