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This is the most important part of the eviction process. To begin, the tenant must be given an Eviction Notice to Vacate. The eviction laws in PA are very particular regarding: 1) what must be written in the Eviction Notice to Vacate, 2) what should not be written in the Eviction Notice to Vacate, 3) how the Eviction Notice to Vacate should be delivered to the tenant.
Not following the proper eviction procedure in PA can have bad consequences. My experience is that tenant evictions that get dismissed by judges are usually because there was a defect in the Eviction Notice to Vacate, so this step in the process is of utmost importance because most people do this incorrectly. 

After your tenant has been given a valid Eviction Notice to Vacate and the statutory time has passed, it’s time to file the lawsuit. For people seeking possession of the property. The eviction must be filed in the Justice Court having jurisdiction over the property. It is important to note that damages include back rent, court costs, and attorney’s fees only – physical damages to the property, late fees, and utility fees can be combined into an eviction lawsuit. Once the eviction has been filed, the Constable will handle the service of process necessary for the lawsuit. The Court will usually assign a court date 1-3 days after filing.

If the tenant has an Eviction Judgment ordering them to vacate and they do not leave, you must file a Writ of Possession. This is essentially asking the Constable to go out to the property and ask the tenant to leave. What actually happens is that a Constable will drive to the property and try to serve the Writ on the tenant, twice. If the tenant will not answer the door, the Constable leaves a notice explaining that they will return and forcefully (if necessary) remove the tenant. If this is necessary, either the property owner or the Constable will remove the belongings and either place them in a bonded warehouse or on the curb – property owners should discuss this with the Constable’s office as the process varies between different precincts. This process can take up to 3 weeks and will require someone to be meet the Constable at the property.
 

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