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.