State-Specific Legal Forms

Pennsylvania quitclaim deeds must be acknowledged (notarized) and recorded with the county Recorder of Deeds. A realty transfer tax applies at 1% state and 1% local (2% total in most counties; 4.278% in Philadelphia).

Pennsylvania's Uniform Power of Attorney Act provides statutory forms and requirements. The POA must be signed by the principal, dated, and acknowledged before a notary. Two witnesses are also required. Pennsylvania presumes all POAs are durable.

Pennsylvania does not require witnesses for a valid will — only the testator's signature is needed. However, witnesses are recommended and required for a self-proving affidavit. Pennsylvania recognizes holographic wills. The elective share is one-third of the augmented estate.

Pennsylvania's Advance Directive for Health Care Act (Act 169) covers both living wills and healthcare powers of attorney in a combined document. The directive must be signed and witnessed by two individuals. A separate out-of-hospital DNR order is available.

Pennsylvania does not require an LLC operating agreement by statute, but it is strongly recommended. A Certificate of Organization is filed with the Department of State. Pennsylvania imposes a flat corporate net income tax on LLCs taxed as corporations.

Pennsylvania's Landlord and Tenant Act governs residential leases. Security deposits are limited to two months' rent in the first year and one month's rent in subsequent years. Philadelphia has additional local tenant protections and a Fair Housing Commission.

Pennsylvania eviction requires a 10-day notice for nonpayment of rent or a 15-day notice to quit for lease violations (30-day notice for month-to-month tenancies). The complaint is filed in Magisterial District Court. Philadelphia has additional eviction diversion programs.

Pennsylvania small claims cases are heard in Magisterial District Court with a jurisdictional limit of $12,000. The process is informal and designed for self-represented litigants. Philadelphia uses Municipal Court for claims up to $12,000.

Pennsylvania allows both no-fault and fault-based divorce. A no-fault divorce requires mutual consent or a two-year separation period (reduced to one year by Act 102 of 2016). Pennsylvania follows equitable distribution of marital property.

Pennsylvania name changes require filing a petition in the Court of Common Pleas. Notice of the petition must be published in two newspapers (one of general circulation and one legal newspaper) in the county. A court hearing is scheduled.

Pennsylvania general warranty deeds carry the full set of title covenants. They must be acknowledged before a notary and recorded in the recorder of deeds office for the county where the property is situated. Pennsylvania imposes a 1% state realty transfer tax, plus local transfer tax (typically 1% additional, split between municipality and school district).

Pennsylvania uses Form MV-4ST as the combined application for vehicle title and tax statement, which acts as the bill of sale for vehicles. PennDOT requires the seller's signature on the title to be notarized (or signed in front of an authorized agent). Plain bills of sale for personal property are common practice.

Pennsylvania enforces prenuptial agreements as ordinary contracts. Under Simeone v. Simeone, courts no longer engage in a 'reasonableness' review — the focus is on full and fair disclosure and the absence of fraud or duress. Independent counsel is not required but is highly recommended.

Pennsylvania does not cap rental application fees at the state level. Philadelphia limits application fees to $50 for screening costs by local ordinance. The Pennsylvania Human Relations Act bars discrimination on familial status and other protected classes.

Pennsylvania does not require a general pre-suit demand, but the Unfair Trade Practices and Consumer Protection Law (UTPCPL) and Bad Faith Insurance Act benefit from a pre-suit demand for negotiation purposes. Mechanics lien claims require formal notice within statutory deadlines.

Pennsylvania uses an Affidavit of Service or Sheriff's Return depending on who serves. Original process must be served by the sheriff in most counties, while subsequent papers can be served by competent adult. The affidavit must be filed with the prothonotary.

Pennsylvania caps interest at 6% per year on residential mortgages under $50,000 and unsecured loans under $50,000 unless statutorily exempt. Higher rates allowed for licensed Consumer Discount Companies and other licensed lenders. Promissory notes are negotiable instruments under 13 Pa.C.S. § 3104.

Pennsylvania enforces NDAs as ordinary contracts. The Pennsylvania Uniform Trade Secrets Act (PUTSA) provides civil remedies for misappropriation. There is no general statutory limit on workplace NDAs at the state level, but federal law (Speak Out Act 2022) restricts pre-dispute NDAs covering sexual harassment.

Pennsylvania enforces non-competes that are ancillary to employment, supported by consideration (initial employment OR new consideration if signed mid-employment), and reasonably limited in time, geography, and scope. Mid-employment non-competes require new consideration beyond continued employment.

Pennsylvania allows modification on a material and substantial change in circumstances. Pennsylvania uses statewide income-shares guidelines under Pa.R.C.P. 1910.16. The Domestic Relations Section (DRS) of the county handles initial review and conferences.