Pennsylvania 2025-2026 Regular Session Status: Passed House 15 D cosponsors

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 & Housing

  1. ✓
    Introduced
  2. ✓
    In Committee
  3. 3
    Passed House
  4. 4
    Passed Senate
  5. 5
    To Executive
  6. 6
    Enacted

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 chance

Based 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

Advancing 58% · moderate confidence

  • Passed House

    Current position in the legislative process.

  • 15 sponsors

    1 primary, 14 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (15 D).

  • Cleared a recorded vote

    Passed 4 recorded votes so far.

Based on stage, sponsorship breadth, committee status, recorded votes, and cross-state momentum — a description of the observable signals, not a prediction.

Bill Text

What changed in the latest version

15 added · 12 removed

Plain-language change summary

The updated version of Bill HB 558 clarifies that landlords can only charge a rental application fee that is directly related to the actual costs incurred during the application process, rather than using these fees as a way to generate extra income. Additionally, the language now specifies that this applies to both residential and commercial properties, ensuring that all types of rental agreements are covered. This change is important because it aims to protect potential tenants from being overcharged and promotes fair practices in the renting process.

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PRINTER'S NO.
PRIOR PRINTER'S NO.
562 THE GENERAL ASSEMBLY OF PENNSYLVANIA HOUSE BILL Session of No.
562 PRINTER'S NO.
558 2025 INTRODUCED BY ISAACSON, CARROLL, CEPEDA-FREYTIZ, DONAHUE, GREEN, 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 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.
3170 THE GENERAL ASSEMBLY OF PENNSYLVANIA HOUSE BILL Session of No.
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.
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.
(c) Nothing in this section shall be construed to prohibit a person from charging a rental application fee to apply to enter into a rental agreement for commercial or nonresidential property.
ONLY CHARGE A FEE THAT IS REASONABLY RELATED TO THE ACTUAL <-- ADMINISTRATIVE EXPENSES INCURRED AND MAY NOT USE FEES AS A GENERAL REVENUE SOURCE.
Section 2.
(c) (B) 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.
20250HB0558PN0562 - 2 -
20250HB0558PN3170 - 2 -
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Action History

  1. Referred to Urban Affairs & Housing

  2. Third consideration and final passage

  3. Re-reported as committed

  4. Re-committed to Appropriations

  5. Second consideration

  6. Removed from table

  7. Laid on the table

  8. First consideration

  9. Reported as amended

  10. Referred to Housing & Community Development

Sponsors

Sponsorship breakdown

Export CSV (upgrade) →

1 sponsors · 14 co-sponsors · 238 not signed on · 54 voted No

Sponsors (1)

Co-sponsors (14)

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.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

Committee vote (Appropriations): Re-report Bill As Committed

Passed 36 Yea · 0 Nay · 1 Other
Party YeaNayPresentNot Voting
Democratic 22000
Republican 14001
Total 36001
% of votes cast 97%0%0%3%
How each member voted (37)
Member Party Vote
Abigail Salisbury Democratic Yea
Aerion Abney Democratic Yea
Anthony A. Bellmon Democratic Yea
Ben Waxman Democratic Yea
Benjamin V. Sanchez Democratic Yea
Bridget M. Kosierowski Democratic Yea
Dave Madsen Democratic Yea
Emily Kinkead Democratic Yea
Gina H. Curry Democratic Yea
Joe Webster Democratic Yea
Jordan A. Harris Democratic Yea
Justin C. Fleming Democratic Yea
Kyle Donahue Democratic Yea
Kyle J. Mullins Democratic Yea
La'Tasha D. Mayes Democratic Yea
Manuel Guzman Democratic Yea
Pat Gallagher Democratic Yea
Paul Friel Democratic Yea
Regina G. Young Democratic Yea
Steven R. Malagari Democratic Yea
Tarik Khan Democratic Yea
Tim Brennan Democratic Yea
Ann Flood Republican Yea
Chad G. Reichard Republican Yea
Charity Grimm Krupa Republican Yea
Eric Davanzo Republican Yea
Eric R. Nelson Republican Yea
James B. Struzzi Republican Yea
Jamie Barton Republican Not Voting
Jeff Olsommer Republican Yea
Jim Rigby Republican Yea
Joshua D. Kail Republican Yea
Kristin Marcell Republican Yea
Marci Mustello Republican Yea
Marla Brown Republican Yea
Thomas H. Kutz Republican Yea
Zachary Mako Republican Yea

Official roll call →

FINAL PASSAGE

Passed 148 Yea · 53 Nay
Party YeaNayPresentNot Voting
Democratic 102000
Republican 465300
Total 1485300
% 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

Official roll call →

Committee vote (Housing & Community Development): Adopt Amendment

Passed 26 Yea · 0 Nay
Party YeaNayPresentNot Voting
Democratic 14000
Republican 12000
Total 26000
% of votes cast 100%0%0%0%
How each member voted (26)
Member Party Vote
Aerion Abney Democratic Yea
Amen Brown Democratic Yea
Ana Tiburcio Democratic Yea
Ben Waxman Democratic Yea
Brandon J. Markosek Democratic Yea
Dave Madsen Democratic Yea
G. Roni Green Democratic Yea
Heather Boyd Democratic Yea
Ismail Smith-Wade-El Democratic Yea
La'Tasha D. Mayes Democratic Yea
Lindsay Powell Democratic Yea
Morgan Cephas Democratic Yea
Rick Krajewski Democratic Yea
Tarah Probst Democratic Yea
Abby Major Republican Yea
Brian C. Rasel Republican Yea
Dallas Kephart Republican Yea
Eric J. Weaknecht Republican Yea
Jamie Walsh Republican Yea
Jeremy Shaffer Republican Yea
Josh Bashline Republican Yea
Leslie Rossi Republican Yea
Milou Mackenzie Republican Yea
Rich Irvin Republican Yea
Tim Twardzik Republican Yea
Tom Jones Republican Yea

Official roll call →

Committee vote (Housing & Community Development): Report Bill As Amended

Passed 23 Yea · 3 Nay
Party YeaNayPresentNot Voting
Democratic 14000
Republican 9300
Total 23300
% of votes cast 88%12%0%0%
How each member voted (26)
Member Party Vote
Aerion Abney Democratic Yea
Amen Brown Democratic Yea
Ana Tiburcio Democratic Yea
Ben Waxman Democratic Yea
Brandon J. Markosek Democratic Yea
Dave Madsen Democratic Yea
G. Roni Green Democratic Yea
Heather Boyd Democratic Yea
Ismail Smith-Wade-El Democratic Yea
La'Tasha D. Mayes Democratic Yea
Lindsay Powell Democratic Yea
Morgan Cephas Democratic Yea
Rick Krajewski Democratic Yea
Tarah Probst Democratic Yea
Abby Major Republican Yea
Brian C. Rasel Republican Yea
Dallas Kephart Republican Nay
Eric J. Weaknecht Republican Yea
Jamie Walsh Republican Nay
Jeremy Shaffer Republican Yea
Josh Bashline Republican Yea
Leslie Rossi Republican Yea
Milou Mackenzie Republican Nay
Rich Irvin Republican Yea
Tim Twardzik Republican Yea
Tom Jones Republican Yea

Official roll call →

Subjects

housing
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Frequently asked questions

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?
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