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.

PRINTER'S NO. 3499
THE GENERAL ASSEMBLY OF PENNSYLVANIA
HOUSE BILL
No. 2590
Session of
2026
INTRODUCED BY WEBSTER, HILL-EVANS, WAXMAN, McNEILL, SANCHEZ,
D. WILLIAMS AND INGLIS, JUNE 2, 2026
REFERRED TO COMMITTEE ON CONSUMER PROTECTION, TECHNOLOGY AND
UTILITIES, JUNE 2, 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 Internet bulk
pricing.
The General Assembly of the Commonwealth of Pennsylvania
hereby enacts as follows:
Section 1. The act of April 6, 1951 (P.L.69, No.20), known
as The Landlord and Tenant Act of 1951, is amended by adding a
section to read:
Section 207. Internet Bulk Pricing.--(a) A landlord may
obtain a shared Internet subscription for tenants from a third-
party Internet service provider to provide service for wired
Internet, cellular or satellite service and may charge tenants
by using a ratio utility billing system.
(b) If a landlord obtains a shared Internet subscription for
Internet services under subsection (a), the landlord may recover
only the charges imposed on the landlord by the Internet
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provider.
(c) If provided in the rental agreement, the landlord may
impose a ratio utility billing system for a shared Internet
subscription during the term of a rental agreement if the
landlord provides notice under subsection (d).
(d) If a landlord uses a ratio utility billing system method
under subsection (a), the rental agreement shall contain a
specific description of the ratio utility billing method used to
allocate Internet costs. For any existing tenants, the landlord
shall provide at least 90 days notice to the tenant before the
landlord begins allocating costs through a ratio utility billing
system.
(e) A landlord shall allow all tenants to opt out of paying
for any shared subscription from a third-party Internet service
provider to provide service for wired Internet, cellular or
satellite service that is offered in connection with the
tenancy.
(f) The rental agreement shall contain a disclosure that
lists the Internet service and the associated charge, which a
landlord may not exceed. If a landlord is not in compliance with
subsection (b), a tenant may first object in writing to the
landlord regarding the Internet billing. If the dispute is not
resolved within 30 days of the landlord's receipt of the written
objection, the tenant may bring a civil action to enforce this
section. A landlord may not retaliate against a tenant for
opting out under this section. If the landlord or their agent
violates subsection (d), the tenant may deduct the cost of the
subscription to the third-party Internet service provider from
the rent for 90 days following the imposition of the ratio
utility billing system for a shared Internet subscription.
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(g) As used in this section, the term "ratio utility billing
system" means a system used to split a building or shared
utility bills of a complex among tenants when individual meters
do not exist for each unit in the building or complex.
Section 2. The addition of section 207 of the act shall
apply to leases entered into on or after the effective date of
this section.
Section 3. This act shall take effect in 60 days.
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