HB 558 — An Act amending the act of April 6, 1951 (P.L.69, No.20), known as The Landlord and Tenant Act of 1951, in creation of leases, statute of frauds and mortgaging of leaseholds, providing for rental applications.
Last action — Referred to URBAN AFFAIRS AND HOUSING, May 7, 2026
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✓Introduced
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✓In Committee
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3Passed House
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4Passed Senate
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5To Executive
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6Enacted
This bill has passed the House. Introduced February 12, 2025. It now moves to the second chamber.
Next likely step: consideration and a floor vote in the Senate.
Odds of enactment
Moderate chanceBased on the sponsor, cosponsors, and committee posture, this bill has a moderate chance of becoming law.
Upgrade to see the exact probability and what's driving it.
A statistical estimate from our own model of past outcomes — an insight, not a guarantee. Policymaking is volatile.
Prognosis
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Passed House
Current position in the legislative process.
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15 sponsors
1 primary, 14 co-sponsors signed on.
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Single-party support
Sponsorship is currently within one party (15 D).
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Cleared a recorded vote
Passed 1 recorded vote so far.
Based on stage, sponsorship breadth, committee status, recorded votes, and cross-state momentum — a description of the observable signals, not a prediction.
Summary
Capping Rental Application Fees
Bill Text
What changed in the latest version
12 added · 15 removed12 line(s) added, 15 removed.
PRIOR PRINTER'S NO.
562 PRINTER'STHE NO.GENERAL ASSEMBLY OF PENNSYLVANIA HOUSE BILL Session of No.
3170558 THE2025 GENERALINTRODUCED ASSEMBLYBY OFISAACSON, PENNSYLVANIACARROLL, HOUSECEPEDA-FREYTIZ, BILLDONAHUE, SessionGREEN, HILL-EVANS, HOHENSTEIN, HOWARD, KENYATTA, NEILSON, PIELLI, SANCHEZ, WARREN AND WAXMAN, FEBRUARY 12, 2025 REFERRED TO COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT, FEBRUARY 12, 2025 AN ACT Amending the act of No.April 6, 1951 (P.L.69, No.20), entitled "An act relating to the rights, obligations and liabilities of landlord and tenant and of parties dealing with them and relating thereto," in creation of leases, statute of frauds and mortgaging of leaseholds, providing for rental applications.
558 2025 INTRODUCED BY ISAACSON, CARROLL, CEPEDA-FREYTIZ, DONAHUE, GREEN, SANCHEZ, WARREN, WAXMAN AND SMITH-WADE-EL, FEBRUARY 12, 2025 AS REPORTED FROM COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT, HOUSE OF REPRESENTATIVES, AS AMENDED, APRIL 13, 2026 AN ACT Amending the act of April 6, 1951 (P.L.69, No.20), entitled "An act relating to the rights, obligations and liabilities of landlord and tenant and of parties dealing with them and amending, revising, changing and consolidating the law relating thereto," in creation of leases, statute of frauds and mortgaging of leaseholds, providing for rental applications.
Rental Applications.--(a) A landlord or the landlord's agent may not charge a rental application fee of more <-- than twenty dollars ($20) to apply to enter into a rental agreement for a residential dwelling unit.
ONLY(c) CHARGENothing Ain FEEthis THATsection ISshall REASONABLYbe RELATEDconstrued TOto THEprohibit ACTUALa <--person ADMINISTRATIVEfrom EXPENSEScharging INCURREDa ANDrental MAYapplication NOTfee USEto FEESapply ASto Aenter GENERALinto REVENUEa SOURCE.rental agreement for commercial or nonresidential property.
(c)Section (B)2. Nothing in this section shall be construed to <-- prohibit a person from charging OR REQUIRE A PERSON TO CHARGE a <-- rental application fee to apply to enter into a rental agreement for commercial, RESIDENTIAL or nonresidential property.
<-- Section 2.
20250HB0558PN317020250HB0558PN0562 - 2 -
Action History
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Referred to URBAN AFFAIRS AND HOUSING, May 7, 2026
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In the Senate
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Third consideration and final passage, May 4, 2026 (148-53)
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Re-reported as committed, May 4, 2026
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Re-committed to APPROPRIATIONS, April 29, 2026
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Second consideration, April 29, 2026
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Removed from table, April 28, 2026
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Laid on the table, April 13, 2026
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First consideration, April 13, 2026
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Reported as amended, April 13, 2026
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Referred to HOUSING AND COMMUNITY DEVELOPMENT, Feb. 12, 2025
Sponsors
- MaryLouise Isaacson · Primary
- Andre D. Carroll · Cosponsor
- Johanny Cepeda-Freytiz · Cosponsor
- Kyle Donahue · Cosponsor
- G. Roni Green · Cosponsor
- Carol Hill-Evans · Cosponsor
- Joseph C. Hohenstein · Cosponsor
- Kristine C. Howard · Cosponsor
- Malcolm Kenyatta · Cosponsor
- Ed Neilson · Cosponsor
- Chris Pielli · Cosponsor
- Benjamin V. Sanchez · Cosponsor
- Perry S. Warren · Cosponsor
- Ben Waxman · Cosponsor
- Ismail Smith-Wade-El · Cosponsor
Sponsorship breakdown
Export CSV (upgrade) →1 sponsors · 14 co-sponsors · 238 not signed on · 53 voted No
Sponsors (1)
- MaryLouise Isaacson Democratic
Co-sponsors (14)
- Andre D. Carroll Democratic
- Johanny Cepeda-Freytiz Democratic
- Kyle Donahue Democratic
- G. Roni Green Democratic
- Carol Hill-Evans Democratic
- Joseph C. Hohenstein Democratic
- Kristine C. Howard Democratic
- Malcolm Kenyatta Democratic
- Ed Neilson Democratic
- Chris Pielli Democratic
- Benjamin V. Sanchez Democratic
- Perry S. Warren Democratic
- Ben Waxman Democratic
- Ismail Smith-Wade-El Democratic
Not signed on (238)
238 members have not signed on to this bill.
Show all 238 →"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.
Votes
| Party | Yea | Nay | Present | Not Voting |
|---|---|---|---|---|
| Democratic | 102 | 0 | 0 | 0 |
| Republican | 46 | 53 | 0 | 0 |
| Total | 148 | 53 | 0 | 0 |
| % of votes cast | 74% | 26% | 0% | 0% |
How each member voted (201)
| Member | Party | Vote |
|---|---|---|
| Abigail Salisbury | Democratic | Yea |
| Aerion Abney | Democratic | Yea |
| Amen Brown | Democratic | Yea |
| Ana Tiburcio | Democratic | Yea |
| Andre D. Carroll | Democratic | Yea |
| Anita Astorino Kulik | Democratic | Yea |
| Anthony A. Bellmon | Democratic | Yea |
| Arvind Venkat | Democratic | Yea |
| Ben Waxman | Democratic | Yea |
| Benjamin V. Sanchez | Democratic | Yea |
| Brandon J. Markosek | Democratic | Yea |
| Brian Munroe | Democratic | Yea |
| Bridget M. Kosierowski | Democratic | Yea |
| Carol Hill-Evans | Democratic | Yea |
| Carol Kazeem | Democratic | Yea |
| Chris Pielli | Democratic | Yea |
| Christina D. Sappey | Democratic | Yea |
| Christopher M. Rabb | Democratic | Yea |
| Dan Frankel | Democratic | Yea |
| Dan Goughnour | Democratic | Yea |
| Dan K. Williams | Democratic | Yea |
| Daniel J. Deasy | Democratic | Yea |
| Danielle Friel Otten | Democratic | Yea |
| Danilo Burgos | Democratic | Yea |
| Darisha K. Parker | Democratic | Yea |
| Dave Madsen | Democratic | Yea |
| David M. Delloso | Democratic | Yea |
| Ed Neilson | Democratic | Yea |
| Eddie Day Pashinski | Democratic | Yea |
| Elizabeth Fiedler | Democratic | Yea |
| Emily Kinkead | Democratic | Yea |
| Frank Burns | Democratic | Yea |
| G. Roni Green | Democratic | Yea |
| Gina H. Curry | Democratic | Yea |
| Greg Scott | Democratic | Yea |
| Greg Vitali | Democratic | Yea |
| Heather Boyd | Democratic | Yea |
| Ismail Smith-Wade-El | Democratic | Yea |
| Jacklyn Rusnock | Democratic | Yea |
| Jared G. Solomon | Democratic | Yea |
| Jason Dawkins | Democratic | Yea |
| Jeanne McNeill | Democratic | Yea |
| Jen Mazzocco | Democratic | Yea |
| Jennifer O'Mara | Democratic | Yea |
| Jessica Benham | Democratic | Yea |
| Jim Haddock | Democratic | Yea |
| Jim Prokopiak | Democratic | Yea |
| Joanna E. McClinton | Democratic | Yea |
| Joe Ciresi | Democratic | Yea |
| Joe McAndrew | Democratic | Yea |
| Joe Webster | Democratic | Yea |
| Johanny Cepeda-Freytiz | Democratic | Yea |
| John C. Inglis III | Democratic | Yea |
| Jordan A. Harris | Democratic | Yea |
| Jose Giral | Democratic | Yea |
| Joseph C. Hohenstein | Democratic | Yea |
| Justin C. Fleming | Democratic | Yea |
| Keith S. Harris | Democratic | Yea |
| Kristine C. Howard | Democratic | Yea |
| Kyle Donahue | Democratic | Yea |
| Kyle J. Mullins | Democratic | Yea |
| La'Tasha D. Mayes | Democratic | Yea |
| Leanne Krueger | Democratic | Yea |
| Lindsay Powell | Democratic | Yea |
| Lisa A. Borowski | Democratic | Yea |
| Liz Hanbidge | Democratic | Yea |
| Malcolm Kenyatta | Democratic | Yea |
| Mandy Steele | Democratic | Yea |
| Manuel Guzman | Democratic | Yea |
| Mary Jo Daley | Democratic | Yea |
| MaryLouise Isaacson | Democratic | Yea |
| Matthew D. Bradford | Democratic | Yea |
| Maureen E. Madden | Democratic | Yea |
| Melissa Cerrato | Democratic | Yea |
| Melissa L. Shusterman | Democratic | Yea |
| Michael H. Schlossberg | Democratic | Yea |
| Morgan Cephas | Democratic | Yea |
| Nancy Guenst | Democratic | Yea |
| Napoleon J. Nelson | Democratic | Yea |
| Nathan Davidson | Democratic | Yea |
| Nikki Rivera | Democratic | Yea |
| Pat Gallagher | Democratic | Yea |
| Patrick J. Harkins | Democratic | Yea |
| Paul Friel | Democratic | Yea |
| Paul Takac | Democratic | Yea |
| Perry S. Warren | Democratic | Yea |
| Peter Schweyer | Democratic | Yea |
| Regina G. Young | Democratic | Yea |
| Rick Krajewski | Democratic | Yea |
| Robert E. Merski | Democratic | Yea |
| Robert F. Matzie | Democratic | Yea |
| Robert Freeman | Democratic | Yea |
| Ryan A. Bizzarro | Democratic | Yea |
| Scott Conklin | Democratic | Yea |
| Sean Dougherty | Democratic | Yea |
| Steve Samuelson | Democratic | Yea |
| Steven R. Malagari | Democratic | Yea |
| Tarah Probst | Democratic | Yea |
| Tarik Khan | Democratic | Yea |
| Tim Brennan | Democratic | Yea |
| Tim Briggs | Democratic | Yea |
| Tina M. Davis | Democratic | Yea |
| Aaron Bernstine | Republican | Nay |
| Abby Major | Republican | Yea |
| Alec J. Ryncavage | Republican | Yea |
| Andrea C. Verobish | Republican | Nay |
| Andrew Kuzma | Republican | Yea |
| Ann Flood | Republican | Yea |
| Barbara Gleim | Republican | Nay |
| Brad Roae | Republican | Nay |
| Brenda M. Pugh | Republican | Yea |
| Brett R. Miller | Republican | Yea |
| Brian C. Rasel | Republican | Yea |
| Brian Smith | Republican | Nay |
| Bryan Cutler | Republican | Nay |
| Bud Cook | Republican | Nay |
| Carl Walker Metzgar | Republican | Nay |
| Catherine I Wallen | Republican | Nay |
| Chad G. Reichard | Republican | Yea |
| Charity Grimm Krupa | Republican | Nay |
| Clint Owlett | Republican | Yea |
| Craig T. Staats | Republican | Nay |
| Craig Williams | Republican | Yea |
| Dallas Kephart | Republican | Nay |
| Dan Moul | Republican | Nay |
| Dane Watro | Republican | Yea |
| David H. Rowe | Republican | Yea |
| David H. Zimmerman | Republican | Nay |
| David M. Maloney | Republican | Nay |
| Donna Scheuren | Republican | Yea |
| Doyle Heffley | Republican | Yea |
| Eric Davanzo | Republican | Yea |
| Eric J. Weaknecht | Republican | Nay |
| Eric R. Nelson | Republican | Yea |
| Gary W. Day | Republican | Nay |
| Jack Rader | Republican | Yea |
| Jacob D. Banta | Republican | Nay |
| James B. Struzzi | Republican | Yea |
| Jamie Barton | Republican | Yea |
| Jamie L. Flick | Republican | Yea |
| Jamie Walsh | Republican | Nay |
| Jason Ortitay | Republican | Yea |
| Jeff Olsommer | Republican | Yea |
| Jeremy Shaffer | Republican | Yea |
| Jesse Topper | Republican | Yea |
| Jill N. Cooper | Republican | Nay |
| Jim Rigby | Republican | Yea |
| Joanne Stehr | Republican | Nay |
| Joe Emrick | Republican | Yea |
| Joe Hamm | Republican | Nay |
| Joe Hogan | Republican | Yea |
| Joe Kerwin | Republican | Yea |
| John A. Lawrence | Republican | Nay |
| John A. Schlegel | Republican | Nay |
| Jonathan Fritz | Republican | Yea |
| Joseph D'Orsie | Republican | Nay |
| Josh Bashline | Republican | Nay |
| Joshua D. Kail | Republican | Nay |
| Kate A. Klunk | Republican | Nay |
| Kathleen C. Tomlinson | Republican | Yea |
| Kathy L. Rapp | Republican | Nay |
| Keith J. Greiner | Republican | Nay |
| Kerry A. Benninghoff | Republican | Nay |
| Kristin Marcell | Republican | Yea |
| Leslie Rossi | Republican | Nay |
| Marc S. Anderson | Republican | Nay |
| Marci Mustello | Republican | Yea |
| Mark M. Gillen | Republican | Yea |
| Marla Brown | Republican | Nay |
| Martin T. Causer | Republican | Nay |
| Martina A. White | Republican | Yea |
| Michael Stender | Republican | Yea |
| Mike Armanini | Republican | Nay |
| Mike Jones | Republican | Nay |
| Milou Mackenzie | Republican | Yea |
| Mindy Fee | Republican | Nay |
| Natalie Mihalek | Republican | Nay |
| Parke Wentling | Republican | Nay |
| Perry A. Stambaugh | Republican | Yea |
| R. Lee James | Republican | Nay |
| Rich Irvin | Republican | Yea |
| Rob W. Kauffman | Republican | Yea |
| Robert Leadbeter | Republican | Nay |
| Roman Kozak | Republican | Nay |
| Russ Diamond | Republican | Nay |
| Ryan Warner | Republican | Nay |
| Scott Barger | Republican | Nay |
| Shelby Labs | Republican | Yea |
| Sheryl M. Delozier | Republican | Yea |
| Stephanie Borowicz | Republican | Nay |
| Steven C. Mentzer | Republican | Nay |
| Thomas H. Kutz | Republican | Nay |
| Thomas L. Mehaffie | Republican | Yea |
| Tim Twardzik | Republican | Yea |
| Timothy J. O'Neal | Republican | Yea |
| Timothy R. Bonner | Republican | Nay |
| Tina Pickett | Republican | Nay |
| Tom Jones | Republican | Nay |
| Valerie S. Gaydos | Republican | Yea |
| Wendy Fink | Republican | Nay |
| Zachary Mako | Republican | Yea |
Subjects
Frequently asked questions
- What does HB 558 do?
- Capping Rental Application Fees
- Who sponsors HB 558?
- HB 558 is sponsored by MaryLouise Isaacson (Democratic), Andre D. Carroll (Democratic), Johanny Cepeda-Freytiz (Democratic), Kyle Donahue (Democratic), G. Roni Green (Democratic), Carol Hill-Evans (Democratic), Joseph C. Hohenstein (Democratic), Kristine C. Howard (Democratic), Malcolm Kenyatta (Democratic), Ed Neilson (Democratic), Chris Pielli (Democratic), Benjamin V. Sanchez (Democratic), Perry S. Warren (Democratic), Ben Waxman (Democratic), and Ismail Smith-Wade-El (Democratic).
- What is the current status of HB 558?
- This bill has passed the House. Introduced February 12, 2025. It now moves to the second chamber.
- Where can I track HB 558?
- Track HB 558 free on One Click Politics — get push/email alerts when it moves.
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