Short answer. Cases go to the Magisterial District Court. The tenant answers by appearing at the hearing; a cross-complaint can be filed before it. Who carries out a lockout: sheriff or certified constable.
At a glance
- Court
- Magisterial District Court. A magisterial district judge (MDJ) hears the case and issues the order for possession; Philadelphia has its own court.
"the sheriff of, or any certified constable in, the county in which the office of the MDJ is situated."
Source 1 - Hearing after filing
- The hearing is set 7 to 15 days after the complaint is filed.
"not less than seven (7) or more than fifteen (15) days from the date the complaint is filed."
Source 1 - Time to answer or appear
- The tenant answers by appearing at the hearing; a cross-complaint can be filed before it.
"IF YOU DO NOT APPEAR AT THE HEARING, a judgment for possession and costs"
Source 1 - Judgment to writ
- The landlord can request the order for possession after the 10th day (and within 120 days) after judgment.
"after the 10th day but within 120 days following the date of the entry of the judgment."
Source 1 - Writ to lockout
- The officer can remove the tenant on or after the 11th day after serving the order for possession.
"If, on or after the eleventh (11th) day following the service of the order for possession, the defendant/tenant"
Source 1 - Who carries out the lockout
- Sheriff or certified constable. The order for possession goes to the sheriff or a certified constable for service and execution.
"the sheriff of, or any certified constable in, the county in which the office of the MDJ is situated."
Source 1 - Paying to stop the case
- The tenant can satisfy the order for possession by paying the officer the rent actually in arrears plus costs before the landlord gets possession.
"the defendant/tenant may satisfy the order for possession by paying to the executing officer the rent actually in arrears"
Source 1
Sample timeline: filed Monday, December 7, 2026
Earliest under the statute; courts' calendars often take longer.
- Answer or appear: Monday, December 14, 2026
- Hearing or trial: Monday, December 14, 2026
- Judgment: Monday, December 14, 2026
- Writ or warrant of possession: Thursday, December 24, 2026
- Earliest lockout: Monday, January 4, 2027
Another date: open the estimator.
Help the official pages point to
- The tenant can satisfy the order for possession by paying the officer the rent actually in arrears plus costs before the landlord gets possession.
Worth knowing
Source is the state's constable training guide quoting the Rules of Civil Procedure for Magisterial District Judges; a pending rule change would extend the 120-day request window to 180 days.
Not stated on the pages we read: filing fee, right to counsel (statewide), diversion or mediation (statewide).
Official sources
- Pennsylvania Commission on Crime and Delinquency: Constable Field Reference Guide, Civil Law (Rules 501-519) (checked November 2026)
General information, not legal advice; we are not lawyers. Not a court form. Earliest under the statute; courts' calendars often take longer.
Common questions
Which court hears eviction cases in Pennsylvania?
Magisterial District Court. A magisterial district judge (MDJ) hears the case and issues the order for possession; Philadelphia has its own court.
How long does a tenant in Pennsylvania have to respond?
The tenant answers by appearing at the hearing; a cross-complaint can be filed before it.
How soon after filing is the Pennsylvania hearing?
The hearing is set 7 to 15 days after the complaint is filed. That's the statute's window; the court's own calendar decides the actual date.
When can a Pennsylvania landlord get the writ after winning?
The landlord can request the order for possession after the 10th day (and within 120 days) after judgment.
How long between the writ and a lockout in Pennsylvania?
The officer can remove the tenant on or after the 11th day after serving the order for possession.
Who carries out an eviction in Pennsylvania?
Sheriff or certified constable. The order for possession goes to the sheriff or a certified constable for service and execution. The officer acts on the court's order.
Can paying the rent stop a Pennsylvania eviction case?
The tenant can satisfy the order for possession by paying the officer the rent actually in arrears plus costs before the landlord gets possession.
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