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HB 2590

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 Internet bulk pricing.

2025-2026 Regular Session Introduced by Carol Hill-Evans and 6 co-sponsors

PA HB 2590 changes leases and mortgaging rules under the Landlord and Tenant Act, and adds tighter rules on internet bulk pricing in rental agreements.

Referred to Consumer Protection, Technology & Utilities
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WeVote Research Nonpartisan
Bill Summary · HB 2590

Overview

House Bill 2590 (2025-2026 Regular Session, Pennsylvania) amends the Landlord and Tenant Act of 1951 in areas related to creation of leases, the statute of frauds, and mortgaging of leaseholds. The bill title indicates an additional focus on Internet bulk pricing. The sponsor is Rep. Joe Webster, with several co-sponsors from the Democratic caucus. The current action is referral to the Consumer Protection, Technology & Utilities Committee (as of June 2, 2026).

Purpose and intent

  • Change the statutory framework governing leases and leasehold mortgaging under The Landlord and Tenant Act of 1951.
  • Introduce or address “Internet bulk pricing” in the context of rental or lease transactions, potentially aiming to regulate or restrict bulk billing practices and enhance protections around pricing for internet services within rental agreements.

Key provisions and changes (as described)

  • Amends provisions related to:
    • Creation of leases: possible clarification or modification of what must be included or satisfied when creating a lease.
    • Statute of frauds: potential adjustments to the validity requirements for lease agreements (e.g., form, writing, signatures, or terms required to satisfy the statute).
    • Mortgaging of leaseholds: potential rules around encumbering leasehold interests, including how mortgages against leaseholds are created, recorded, or prioritized.
  • Internet bulk pricing: specific focus on limiting or regulating bulk pricing practices for internet services within rental agreements. This suggests a policy aim to curb unfavorable or nontransparent bulk pricing terms offered to tenants, or to require clearer disclosure/limitations on such pricing in leases or service contracts attached to rental properties.
  • The exact text of provisions (dollar amounts, thresholds, timelines, indexing, or exceptions) is not provided in the summary available here, but the bill’s title and memo indicate a consumer protection emphasis in the context of internet service pricing.

Who would be affected

  • Tenants and lessees in Pennsylvania who enter into leases governed by the Landlord and Tenant Act of 1951.
  • Landlords and property owners who issue leases, manage rental properties, or arrange mortgage or financing against leaseholds.
  • Internet service providers or contractors offering internet services bundled with rental agreements, particularly if bulk pricing terms are involved.
  • Real estate professionals, property managers, and attorneys who handle leases and related mortgage or lien instruments.

Procedural and timeline aspects

  • Status: Referred to the Consumer Protection, Technology & Utilities Committee on June 2, 2026.
  • No floor votes or committee votes are listed in the provided record.
  • If moved forward, the bill would progress through committee consideration, potential amendments, and eventually floor votes in the House, and then potentially to the Senate for consideration.

Potential impact and considerations

  • Tenant protections: Enhanced clarity or restrictions around internet service pricing in leases could reduce hidden or excessive charges and improve pricing transparency.
  • Lease formality: Revisions to the creation of leases and the statute of frauds may affect what constitutes a legally enforceable lease in writing, potentially impacting small landlords and tenancy agreements.
  • Financing of leaseholds: Changes to mortgaging leaseholds could alter how leasehold interests are financed or how mortgages against leases are treated in disputes.
  • Administrative burden: Landlords may need to adjust lease drafting, disclosures, and service contracts to comply with new requirements, including any new bulk pricing disclosures for internet services.

Note: The exact provisions, including specific text, thresholds, and effective dates, will be clarified if and when the bill is released from committee with a full bill text.

Compiled from official sources — confirm details with the bill’s official record.

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