Pennsylvania Mandatory Rental Disclosures

1. Lead-Based Paint Disclosure

If this property was built before 1978, the following applies:

• Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
• Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
• The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."

Pennsylvania Lead Certification Act (Act 2004-145)

Pennsylvania Act 2004-145 requires that all lead-based paint activities (inspections, risk assessments, abatement) in target housing and child-occupied facilities be performed by certified individuals. Landlords who receive notice that a child under six years of age has an elevated blood lead level must have the property inspected and remediate any identified lead hazards. The Pennsylvania Department of Health maintains lead-safe certification requirements for contractors performing lead paint work.

For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead. For PA-specific resources: Pennsylvania Department of Health at 1-800-440-LEAD.

2. Security Deposit

Deposit Limits

Pursuant to 68 Pa.C.S. §250.511a, the security deposit is limited as follows:

• First year of tenancy: Maximum of two (2) months' rent.
• After the first year: Maximum of one (1) month's rent. Any excess must be returned to the tenant.

Deposit Handling

During the first two years of a tenancy, the security deposit must be held in an escrow account at a federally or state-regulated banking institution in Pennsylvania. After two years, the deposit must be placed in an interest-bearing escrow account, and the tenant is entitled to receive annual interest earned on the deposit, minus a one percent administrative fee retained by the landlord. The landlord must provide the tenant with the name and address of the banking institution and the amount of the deposit.

Permitted Uses

Your security deposit may be used for: unpaid rent; damage to the property caused by the tenant beyond ordinary wear and tear; and breach of the lease agreement.

Return of Deposit

Within thirty (30) days after the termination of a lease or the surrender and acceptance of the premises, the landlord must return the security deposit or provide a written itemized list of damages and the estimated cost of repairs, together with the remaining balance. If the landlord fails to provide the list within thirty days, the entire deposit must be returned.

Disputes

If you dispute any deduction, contact Month2Month in writing within 7 days. If the dispute cannot be resolved, you may file a claim in the appropriate court.

3. Owner and Property Manager Information

Pennsylvania law requires landlords to disclose in writing the name and address of the owner of the property and of any person authorized to manage the premises and to act as the owner's agent for purposes of service of process and receiving notices and demands.

Your lease agreement contains the specific owner information, property manager contact information, and emergency maintenance contact for your property. Month2Month serves as the property manager for all properties in our portfolio.

General Contact: [email protected]

4. Smoke Alarms and Carbon Monoxide Detectors

All Month2Month rental properties are equipped with operable smoke alarms and carbon monoxide detectors installed in compliance with Pennsylvania law. Smoke detectors are installed in each sleeping room, outside each sleeping area, and on every level of the dwelling. Carbon monoxide detectors are installed on every level of the dwelling that has a fuel-burning appliance, fireplace, or attached garage.

Tenant Responsibilities

• Do not disable, disconnect, cover, or tamper with any smoke alarm or carbon monoxide detector. This is a violation of Pennsylvania law.
• Test all devices monthly by pressing the test button.
• Report immediately if any device is chirping, not functioning, or missing.
• Do not remove batteries.
• If you hear the carbon monoxide alarm sound continuously, evacuate immediately and call 911.

Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy and for maintaining them throughout, including replacing batteries and units as needed.

5. Mold Disclosure

Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems. You have a right to know about mold in your rental unit and how to prevent it.

Month2Month is not aware of any mold in the rental property that exceeds permissible exposure limits or poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.

Tenant Responsibilities to Prevent Mold

1. Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation.
2. Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
3. Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
4. Clean regularly: Regular cleaning prevents mold from establishing itself.
5. Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.

Under the implied warranty of habitability recognized in Pennsylvania, landlords are required to maintain rental properties in habitable condition. Mold that renders a unit uninhabitable must be promptly remediated by the landlord.

6. Bed Bug Disclosure

While Pennsylvania does not have a statewide bed bug disclosure statute, landlords are generally required to provide habitable premises free from pest infestations. Several Pennsylvania municipalities, including Philadelphia and Pittsburgh, have specific bed bug ordinances that may apply.

Identification

Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.

Signs of Infestation

Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.

Prevention

• Inspect your mattress, box spring, and bed frame regularly.
• When traveling, inspect hotel rooms and luggage before returning home.
• Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
• Reduce clutter to eliminate hiding places.

Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If bed bugs are discovered, Month2Month will arrange professional pest control treatment at no cost to the tenant, provided the infestation was not caused by the tenant's actions.

7. Radon Disclosure

Pennsylvania has some of the highest radon levels in the nation. Pursuant to PA Act 43, the following applies:

• Radon testing and mitigation in Pennsylvania must be performed by certified professionals.
• If radon testing has been conducted on the property, the results will be disclosed in your lease agreement.
• The EPA recommends mitigation for radon levels at or above 4 picocuries per liter (pCi/L) of air.

Tenant Rights Regarding Radon

Tenants have the right to request information about any known radon test results for the property. If applicable to your property, radon test results and mitigation status will be disclosed in your lease agreement. The EPA recommends that renters request radon test results from the landlord prior to signing a lease.

For more information: Pennsylvania Department of Environmental Protection Radon Division at 1-800-23-RADON (237-2366) or visit www.dep.pa.gov.

8. Domestic Violence Protections

Right to Terminate Lease Early

A tenant who is a victim of domestic violence, sexual assault, or stalking may terminate a lease by providing the landlord with written notice, along with qualifying documentation such as a Protection from Abuse order, a court order, or a police report.

Right to Request Lock Changes

A tenant who has obtained a Protection from Abuse order or can demonstrate that they are a victim of domestic violence may request that the landlord change the locks to the dwelling unit. Month2Month will change the locks promptly upon receiving a valid request with supporting documentation.

Protection from Eviction

A landlord may not evict, refuse to renew, or otherwise penalize a tenant based solely on the tenant's status as a victim of domestic violence, sexual assault, or stalking. Incidents of domestic violence do not constitute a lease violation by the victim.

Resources

• National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
• Pennsylvania Coalition Against Domestic Violence: 1-800-932-4632
• Pennsylvania Coalition Against Rape: 1-888-772-7227
• National Sexual Assault Hotline: 1-800-656-4673

9. Furnished Property Disclosure

All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.

Your Responsibilities

• Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
• Use all items for their intended purpose only.
• Do not remove any furnished items from the property.
• Report any damage to furnished items within 48 hours of discovery.
• Do not repair or replace items yourself without prior written approval.

Damage vs. Normal Wear and Tear

Replacement Responsibility

• Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
• Missing items: Tenant is responsible for full replacement cost.
• Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
• Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.

Cleaning Standards

The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.

Inventory

A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.

10. Tenant Rights and Responsibilities

Your Rights

1. Implied Warranty of Habitability: Your rental unit must be maintained in a condition that is fit for human habitation, including adequate weatherproofing, plumbing, heating, electricity, and freedom from vermin and hazards. (Pugh v. Holmes, 486 Pa. 272, 1979)
2. Privacy: Your landlord must give reasonable notice before entering your unit (except in emergencies) and may only enter for specific lawful purposes.
3. Return of Security Deposit: Your deposit must be returned within 30 days after move-out, with an itemized statement of any deductions. (68 Pa.C.S. §250.512)
4. Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, national origin, familial status, disability, age, or other protected characteristics under the Pennsylvania Human Relations Act.
5. Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights, including reporting code violations or joining a tenants' organization. (68 Pa.C.S. §250.205)
6. Repairs and Maintenance: You have the right to request repairs for health and safety issues, and your landlord must respond within a reasonable time.
7. Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use "self-help" eviction methods such as changing locks, shutting off utilities, or removing your belongings.
8. Rent Escrow: If the landlord fails to make necessary repairs after proper notice, you may have the right to deposit rent into escrow through the court system.

Your Responsibilities

1. Pay rent in full and on time.
2. Keep the unit clean and sanitary.
3. Avoid damaging the property beyond normal wear and tear.
4. Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
5. Allow reasonable access for repairs and inspections with proper notice.
6. Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
7. Avoid creating nuisances or disturbing other residents.
8. Provide proper notice before moving out and return the property in clean condition.

Resources

• Pennsylvania Attorney General — Tenant Rights: www.attorneygeneral.gov
• Pennsylvania Human Relations Commission: phrc.pa.gov
• Legal Aid of Southeastern Pennsylvania: lasp.org
• Domestic Violence Hotline: 1-800-799-7233
• Fair Housing Hotline: 1-800-669-9777