[PA] What are my rights if my landlord invades my privacy and trespasses around my house?

Lexi, Chatbot

I'm sorry to hear about the invasion of your privacy by your landlord.

Have they entered your property without permission? And did you document the instances of your landlord trespassing and invading your privacy?

Lexi, Chatbot

Is there anything else the lawyer should know before I connect you? Rest assured they’ll be able to help with your landlord’s invasion of privacy.

Andres Sanchez

Hello, my name is Andres Sanchez and I am an attorney with 20 years of experience. I'm sorry to hear that you're in this situation. 

Andres Sanchez

Let me break this down for you clearly, point by point, based on Pennsylvania law and general landlord-tenant principles:

1. A landlord cannot invade your privacy or trespass around your house.

• Even if it’s an “at will” tenancy or month-to-month, your landlord has no automatic right to freely wander around the property — especially areas you exclusively rent (inside the unit, yard, etc.). (§18-35-3)
• Under PA law, landlords must give “reasonable notice” (commonly 24 hours) before entering for legitimate reasons (like repairs). Emergencies are the only exception.
• Harassment, lurking, or wandering around your windows or backyard? That can be considered trespass and a violation of your quiet enjoyment.

2. Lease says 24-hour notice — they must follow it.

• That clause is enforceable. If they violate it, document everything — texts, videos, security footage — which you already have.
• Repeated violations can support claims of constructive eviction or invasion of privacy. You may also file complaints with the code enforcement office or magistrate.

3. Eviction must go through the legal process — period.

• You are 100% correct: a landlord cannot simply hand you a paper and say you're evicted.
• They must file a Landlord-Tenant Complaint with the local Magisterial District Court, get a court date, and obtain a legal judgment.
• You have the right to attend the hearing. Until then, you may legally remain.

4. Borough ordinances are legally binding.

• Yes, borough laws (rental registration, safety, occupancy, etc.) are enforceable.
• The lease cannot override local, state, or federal law. If he’s violating these codes, report it to borough enforcement.

Andres Sanchez

You’re absolutely right to be documenting all of this. You also have strong protections. Let me explain:

1. Retaliation for a service dog is illegal.

Under the Fair Housing Act, once you gave written notice about your son’s service dog, the landlord must allow it.

Harassing you over it — stopping you on the street, yelling in front of kids or officers — is unlawful retaliation and discrimination.

2. You don’t have to open the door.

Unless it’s an emergency or with notice, you can ignore the door. That’s your right.

3. Video footage and texts are valuable.

Flipping off your camera and texting you threats can support claims of harassment and invasion of privacy.

4. “No judge” talk is nonsense.

He must file with the Magisterial District Court. Anything else is illegal self-help eviction.

5. Police or animal control can’t override federal law.

If the dog is a trained service animal, the landlord’s opinions don’t matter. It’s protected under the FHA and ADA.

You have the right to file a HUD complaint for discrimination.

Andres Sanchez

Great questions. Here’s what you should know:

1. Trespassing law

If you posted “No Trespassing” signs, under 18 Pa.C.S. § 3503, you can report non-emergency entry as defiant trespass. Call the police if they don’t leave.

2. Pepper spray — be very cautious.

You can only use pepper spray if you feel imminent danger.

If you use it just for trespassing — and there’s no threat — you could be charged with simple assault.

3. What to do instead:

• Lock all doors.
• Don’t answer unless it’s safe.
• Tell them: “You are trespassing. Leave immediately.”
• Call the police.
• Keep recording.

4. Charges to consider:

• Defiant Trespass
• Harassment
• Invasion of Privacy (if they snoop or peek through windows)

Andres Sanchez

Yes — here’s your best move:

1. Wait for him to go to court.

Do not move out or react. If he wants you gone, he must file properly.

2. Keep documenting.

Dates, times, videos, witness names — keep a log.

3. Don’t escalate.

No pepper spray. Just calmly ask them to leave. Let the police handle it.

4. When court happens:

Bring all: videos, witness statements, texts, no trespassing signs, lease, notice of service dog.

Andres Sanchez

Great clarification. Let’s break this down under PA law:

1. You may be liable — but only partially.

Under 3 P.S. § 459-502(b), PA is a modified strict liability state.

You’re liable for medical bills even if they were trespassing.

For other damages (like pain/suffering), they must show you were negligent and knew the dog was dangerous.

2. Trespassing reduces your liability.

If they climb a gate, past “No Trespassing” and “Beware of Dog” signs, they’re trespassing.

That reduces or even eliminates additional claims.

3. You must contain the dog.

Which you’ve done. So you’ve met your legal duty.

4. What you should do now:

• Reinforce gates and fences
• Post clear signs
• Keep dog away when you expect trouble
• Document every trespass
• Review your homeowners/renters insurance