Pennsylvania Form DC-104 is the Notice of Hearing and Order issued by a Magisterial District Judge (MDJ) that tells the parties in a civil or landlord-tenant case the exact date, time, and location of their hearing, and orders them to appear. The form is generated under the Pennsylvania Rules of Civil Procedure Governing Actions Before Magisterial District Judges and is mailed or served to every plaintiff and defendant after a complaint is filed at the local MDJ office.
If the form is wrong — wrong date, wrong address, wrong defendant name, wrong service method — the hearing can be continued, the judgment can be vacated on appeal, or the entire case can be dismissed. The current AOPC revision (rev. 7/2024) is the version posted on the Unified Judicial System of Pennsylvania forms page, and you should always confirm you are using that revision before filing or relying on it.
In 2024, Pennsylvania’s 514 Magisterial District Courts processed more than 220,000 landlord-tenant complaints and over 1.1 million civil filings, every one of which generated a DC-104 Notice of Hearing — making this the single most-issued form in the Commonwealth’s lower courts, according to the AOPC Annual Caseload Statistics.
Here is what this guide gives you:
- 📋 A line-by-line walkthrough of every box on DC-104, in the order it appears on the form
- 🏠 Three full filled-out examples covering nonpayment of rent, holdover tenancy, and a mobile home community case
- ⏰ The exact deadlines under Pa.R.C.P.M.D.J. 503, 506, and 1002 you cannot miss
- 📬 Every filing and service channel — counter, mail, constable, certified mail, and the MDJS portal
- ⚠️ The 10 most common DC-104 mistakes that get hearings continued or judgments thrown out
What Form DC-104 Is and Who Must File It
Form DC-104 is the official Notice of Hearing and Order used in every Pennsylvania Magisterial District Court. It is the document that opens the courtroom door — without a properly issued and served DC-104, no MDJ hearing can legally go forward. The form is drafted and signed by the Magisterial District Judge or the court’s authorized clerk, then served on the plaintiff and the defendant after a complaint such as the DC-102 Landlord/Tenant Complaint or a civil complaint is accepted at the counter.
Plaintiffs do not technically “fill out” DC-104 themselves — the MDJ office generates it through the Magisterial District Judge System (MDJS) case management software once a complaint is filed. But every plaintiff, defendant, landlord, tenant, attorney, constable, and pro se filer must read DC-104 closely, confirm every field, and flag errors before the hearing date. A landlord who lets a wrong unit number slide on a DC-104 can lose an eviction; a defendant who ignores the date can suffer a default judgment under Pa.R.C.P.M.D.J. 512.
The form covers four case types: civil complaints, landlord-tenant actions, code enforcement appeals, and small civil matters within the $12,000 jurisdictional cap of 42 Pa.C.S. § 1515. Each case type uses the same DC-104 shell but with different boxed sections checked. The agency that owns the form is the Administrative Office of Pennsylvania Courts (AOPC) under the supervision of the Supreme Court of Pennsylvania.
The deadline that governs DC-104 is strict. Under Pa.R.C.P.M.D.J. 503, the hearing must be set not less than 7 nor more than 15 days after the complaint is filed in landlord-tenant cases, and not less than 12 nor more than 60 days in civil cases under Rule 304. Miss those windows and the notice is defective on its face.
Before You Start: Documents and Information You Need
Before you walk into the MDJ office to file the underlying complaint that triggers DC-104, gather every piece of paper and every fact below. The DC-104 will copy directly from your complaint, so anything wrong on the complaint will be wrong on the notice.
- Your government-issued photo ID. The MDJ counter will not accept a complaint without it; missing ID means you leave and come back, and your hearing window starts later.
- The defendant’s full legal name and current address. A typo here voids service under Pa.R.C.P.M.D.J. 506, and the judge will continue the hearing.
- The signed lease or written agreement. For landlord-tenant filings, the lease drives the date of default field; without it, the MDJ may refuse to accept the DC-102 that triggers DC-104.
- A complete rent ledger. Every monthly charge, payment, and balance must reconcile to the dollar amount you put in the complaint and that the court copies into DC-104.
- Proof of the Notice to Quit. Under 68 P.S. § 250.501, most evictions require 10 or 15 days’ notice; without proof, the hearing fails before DC-104 even matters.
- The exact address of the rental unit or the location of the dispute. This goes on the DC-104 and controls venue under Rule 302; wrong county, wrong court, dismissed case.
- The filing fee in cash, money order, or accepted card. Fees vary by claim amount and run roughly $73 to $185 under the AOPC MDJ Schedule of Costs; short payment means no DC-104 issues.
- A constable or sheriff’s contact for service. DC-104 must be served, and you will need to know whether the local MDJ uses a constable, the sheriff, or certified mail; without a server, the hearing will not go forward.
- Your case file copy of any prior DC-100-series forms. If this is a re-filed or amended action, prior numbers and dates must match what the clerk types into DC-104.
Where to Get the Form and How to Access It
You do not download DC-104 and bring it to court — the MDJ office issues it. But you should still pull the blank version so you know exactly what you are about to receive. The official PDF lives on the AOPC MDJ Forms page and is identified as AOPC 304A in the agency’s internal numbering system.
Three access channels exist. First, the AOPC public forms portal lets anyone download a blank DC-104 in fillable PDF format for free, 24 hours a day, with no login. Second, the MDJ counter at any of Pennsylvania’s 514 magisterial district offices will hand you a printed copy of the issued DC-104 once your complaint is accepted. Third, the MDJS case management system, which is the internal AOPC software, generates the DC-104 automatically once the clerk enters your complaint data — that is the version that gets stamped, sealed, and served.
Attorneys and high-volume filers can also access DC-104 through the PAeFiling system for civil divisions, although MDJ filings still happen mostly in person. Your local court’s address and hours are searchable through the MDJ Court Locator. Pulling the blank PDF before you go is the single best move a pro se filer can make, because you will see every box the clerk is about to fill in.
If you receive a DC-104 in the mail and the print is unclear, you can request a clean copy by phoning the issuing MDJ office; the office will reissue without re-serving so long as the hearing date has not passed. Never alter a DC-104 you receive — write your corrections on a separate sheet and bring them to the hearing.
Step-by-Step: How to Fill Out Pennsylvania Form DC-104 Line by Line
DC-104 is a one-page form with a header block, a parties block, a hearing block, an order block, a service block, and a signature block. Below is every field, in the order it appears, with the six required elements: plain-English meaning, how it gets answered, an example entry, an edge case, the most common mistake plus its consequence, and the misconception filers carry into the field.
Magisterial District Number
The top-left corner asks for the Magisterial District Number — the unique identifier of the court issuing the notice, formatted as two digits, a hyphen, three digits, a hyphen, and two digits.
The clerk types this from the MDJS system; you confirm it matches the court where you filed. The format is MJ-##-#-##. For example, Magisterial District Judge Margaret Hunsicker’s court in Lehigh County would print MJ-31-2-04 in this box.
A specific example: Carlos Rivera files an eviction in Allegheny County’s Pittsburgh District 05-2-05. The DC-104 he receives shows MJ-05-2-05 in the top-left corner.
The edge case to watch is regional MDJs — some rural counties share one judge across two districts; if your complaint was accepted in District 17-3-01 but the hearing is held in 17-3-02, the number on DC-104 must reflect the issuing district, not the hearing location.
The common mistake here is filers ignoring the district number entirely and showing up at the wrong courthouse. The direct consequence is missing the hearing and getting a default judgment entered against them under Rule 512.
The misconception is that the district number is just a clerical code. It actually controls venue — appeal it to the wrong Court of Common Pleas and your appeal under Pa.R.C.P.M.D.J. 1002 gets quashed.
MDJ Name
Directly below the district number, the form prints the MDJ Name — the full legal name of the Magisterial District Judge presiding over the case.
The clerk fills this from the court’s letterhead; you verify it matches the judge’s actual seated name on the Pennsylvania Courts judge directory. Format is Honorable [First] [Last].
For example, Aisha Bennett’s eviction in Dauphin County lists Honorable David Judy as the presiding MDJ on her DC-104.
The edge case is vacancies and senior judges. If the seated MDJ retires mid-case, a senior judge may sign the DC-104; the name printed must be the senior judge’s, not the retired one’s, or the order is void.
The common mistake is filers assuming the printed name is decorative and not bothering to confirm the judge is real and current. The consequence is showing up to find the case has been transferred to a neighboring district with a new date.
The misconception is that one judge’s signature is interchangeable with another’s. Under Rule 207, only the judge of record or a properly assigned senior judge may sign.
Court Address and Phone
Below the judge’s name, the Court Address and Phone Number print in a single block — the physical mailing address, ZIP, and a 10-digit phone.
The clerk pulls this from MDJS. You verify the address matches the actual hearing location. Format is street address line 1, line 2 if any, city, PA, ZIP, then phone as (###) ###-####.
For example, Janet Kowalski’s DC-104 in Erie County prints 140 W 6th St, Erie, PA 16501 and (814) 451-6520.
The edge case is hearings held off-site. Some MDJs hold hearings in a community center while their courthouse is renovated; the DC-104 must show the hearing address, not the office address — read it carefully.
The common mistake is driving to the address on a previous DC-100 form instead of the current DC-104. The consequence is arriving at an empty courthouse and missing the hearing.
The misconception is that all MDJ courthouses are open 8:30 to 4:30. Hours vary; call the printed phone number two days before to confirm.
Docket Number
The header right side displays the Docket Number — the unique case identifier assigned when your complaint was accepted.
The MDJS auto-generates this. You copy it into every later filing. Format is LT-####-CV-## for landlord-tenant or CV-####-## for civil.
For example, Marcus Tate’s nonpayment case shows docket LT-0247-CV-25 on his DC-104.
The edge case is consolidated cases. If two related complaints are joined, DC-104 may list both dockets separated by a comma; you must reference both in any motion.
The common mistake is filers writing the docket number on a check or motion with a typo. The consequence is the payment posting to the wrong case and a default being entered while you wait for the bank.
The misconception is that the docket number changes on appeal. It does not — the Court of Common Pleas appellate docket is added beside it, but the original DC-104 docket remains the controlling number.
Plaintiff Name(s) and Address
The first line of the parties block lists the Plaintiff — the person or entity who filed the complaint, with full legal name and current address.
The clerk types this from your complaint. You verify spelling, suffix, and ZIP. Format is Last, First Middle for individuals or full registered name for entities.
For example, Riverstone Properties LLC, 1450 Market Street, Suite 200, Philadelphia, PA 19102 prints as the plaintiff in a corporate landlord case.
The edge case is multiple plaintiffs — co-owners, husband-and-wife landlords, or joint tenants. Every name must appear; an omitted plaintiff cannot collect on the judgment.
The common mistake is using a “doing business as” name without the legal entity attached. The consequence is dismissal under Rule 207 because an unregistered fictitious name has no standing to sue.
The misconception is that the property manager can file in their own name on behalf of the owner. They cannot — the owner of record must be the named plaintiff, or a licensed attorney must appear.
Defendant Name(s) and Address
Below the plaintiff, the Defendant field lists the person being sued, with full legal name and the address where service will be attempted.
The clerk copies this from the complaint. You confirm every character. Format matches the plaintiff field.
For example, Lopez, Maria E., 1450 Market Street, Apt 4B, Philadelphia, PA 19102 prints in a tenant case.
The edge case is “and all occupants” — landlord-tenant DC-104s usually add this phrase so the order of possession reaches roommates and family members not on the lease.
The common mistake is misspelling the defendant’s last name even slightly. The consequence is voided service under Rule 506 and a continued hearing, costing the landlord 7 to 15 more days of unpaid rent.
The misconception is that nicknames are fine. They are not — DC-104 must show the legal name from the lease or the defendant can claim improper service.
Date and Time of Hearing
The hearing block prints the Date and Time of Hearing — the calendar date and clock time the parties must appear.
MDJS schedules this from the judge’s calendar within the rule windows. Format is MM/DD/YYYY and ##:## A.M./P.M.
For example, Carlos Rivera’s hearing prints as 06/12/2026 at 10:30 A.M.
The edge case is continuances. If the hearing is rescheduled, a new DC-104 must be issued and re-served — a phone call from the clerk does not satisfy Rule 506.
The common mistake is reading “10:30” as p.m. when it says a.m. The consequence is missing the hearing and a default judgment that takes 30 days and a Rule 1006 petition to open.
The misconception is that arriving “around” the hearing time is fine. MDJs commonly call the docket exactly on time and enter defaults on no-shows within minutes.
Place of Hearing
Just below date and time, the Place of Hearing field prints the courtroom address — sometimes the same as the court address block, sometimes different.
The clerk fills this from MDJS. You verify it matches the courthouse you confirmed by phone. Format is full street address with room or floor.
For example, Aisha Bennett’s hearing prints Courtroom 2, 240 Ross Avenue, Carlisle, PA 17013.
The edge case is virtual hearings. Since 2021, some MDJs offer Zoom or Microsoft Teams hearings under AOPC OAJC Order 2021-7; the DC-104 will print a videoconference link in this box instead of an address.
The common mistake is parties showing up in person to a virtual hearing or vice versa. The consequence is being marked absent and losing by default.
The misconception is that the place of hearing is always the courthouse on the letterhead. It often is not — read this field every time.
Cause of Action / Type of Case
The middle section of DC-104 carries a Cause of Action check-box block listing case types: Civil Complaint, Landlord-Tenant Complaint, Code Enforcement, Small Civil, and Other.
The clerk checks the matching box. You verify it matches your complaint. Only one primary box is checked per form.
For example, Janet Kowalski’s holdover case shows an X beside Landlord-Tenant Complaint.
The edge case is mixed claims — money damages plus possession. Both belong under Landlord-Tenant; a separate civil filing is unnecessary and would draw a duplicate fee.
The common mistake is checking Civil Complaint on a tenancy case to “save fees.” The consequence is the case getting transferred or dismissed because possession claims must travel under the landlord-tenant rules of Chapter 500.
The misconception is that the box is informational. It controls which procedural rules apply for the rest of the case.
Amount Claimed
The DC-104 prints the Amount Claimed — the dollar figure the plaintiff is seeking, copied from the complaint.
The clerk types this from your DC-102 or civil complaint. You verify it equals your ledger to the cent. Format is $#,###.##.
For example, $3,475.50 prints for Marcus Tate’s three-month rent arrearage plus late fees.
The edge case is per-diem rent. If the eviction continues, daily rent accrues; the DC-104 prints the amount as of the filing date only, and you supplement at the hearing.
The common mistake is asking for an amount above the $12,000 jurisdictional cap of 42 Pa.C.S. § 1515. The consequence is the MDJ has no jurisdiction and the case must move to the Court of Common Pleas — start over.
The misconception is that you can amend the amount upward at the hearing. You can only amend downward without re-service; raising the amount requires a fresh DC-104.
Order to Appear
The middle of the form contains the Order to Appear — a block of pre-printed text ordering the parties to appear at the date, time, and place stated above. This is the operative order language; it does not have a fillable blank, but you must read it.
How you “answer” this field is by complying — show up. The order references Rule 506 and warns of default consequences.
For example, the Order block reads in substance: “You are ordered to appear at the time, date, and place above. If you fail to appear, judgment may be entered against you.”
The edge case is military service members protected by the Servicemembers Civil Relief Act, 50 U.S.C. § 3931; a service member can request a stay of the hearing for at least 90 days.
The common mistake is treating the order as informational. The consequence is a default judgment under Rule 512 the same day.
The misconception is that calling the court to “explain” your absence preserves your rights. It does not — only an appearance, a continuance motion, or a Rule 1006 petition to open the default protects you.
Notice of Important Rights
The lower middle of DC-104 holds a Notice of Important Rights block telling defendants they may be represented by counsel, may bring witnesses, and may file a counterclaim.
The text is pre-printed; nothing to fill in. You read it carefully and act on it.
For example, Maria Lopez reads the block, calls MidPenn Legal Services for free representation, and walks into her hearing with a lawyer.
The edge case is counterclaims — tenants who have habitability claims under the Implied Warranty of Habitability recognized in Pugh v. Holmes must raise them at the DC-104 hearing or risk waiver.
The common mistake is ignoring this block entirely. The consequence is going to a hearing without counsel, witnesses, or evidence and losing on credibility alone.
The misconception is that the court will appoint a lawyer. There is no right to appointed counsel in MDJ civil or landlord-tenant cases; if you cannot afford one, contact your county legal aid office.
Service / Method of Service
A boxed Service block tracks how DC-104 was served on each defendant: Personal Service, Adult in Charge, Posting, Certified Mail, or First-Class Mail.
The constable or server checks the matching box and signs. You confirm the box matches what actually happened.
For example, Constable John Reilly checks Posting and First-Class Mail on Maria Lopez’s DC-104 because no adult answered the door.
The edge case is dual service in landlord-tenant cases — Rule 506 requires posting and first-class mailing for valid service when personal service fails; one alone is insufficient.
The common mistake is constables marking Personal Service when they actually handed it to a roommate. The consequence is the defendant later testifying she never received it, and the judgment being opened on a Rule 1006 petition.
The misconception is that certified mail alone is enough for an eviction. It is not — the rules require a server, not just the post office.
Date of Service
The Service block also prints the Date of Service — the calendar date the constable or server delivered the notice.
The server fills this. You verify it gave the defendant at least the minimum notice period.
For example, 05/30/2026 prints for service of a DC-104 with a hearing date of 06/12/2026, giving 13 days’ notice.
The edge case is service by posting on a weekend. Many MDJs treat the next business day as the service date for counting purposes; check your local court’s practice.
The common mistake is service less than the minimum 7 days before a landlord-tenant hearing. The consequence is the hearing must be continued, costing landlord and tenant another two weeks.
The misconception is that the date the constable was hired counts as service. Only the date the notice physically reaches the defendant or is posted at the property counts.
Judge’s Signature and Seal
The bottom of DC-104 carries the Judge’s Signature and Court Seal — a wet or stamped signature of the issuing MDJ and the embossed court seal.
The MDJ signs at issuance. You verify both the signature and seal are present before you treat the document as binding.
For example, Honorable David Judy /s/ with a raised seal in the lower-right corner makes Aisha Bennett’s DC-104 official.
The edge case is electronic seals. MDJS-generated DC-104s often print a digital seal; under Pa.R.J.A. 205.4, an electronic seal is fully valid, but you may want a stamped paper copy for any appeal.
The common mistake is accepting an unsealed DC-104. The consequence is a procedural challenge that delays the hearing.
The misconception is that the clerk can sign for the judge. The clerk can issue, but only the judge’s signature (or an authorized senior judge’s) makes the order enforceable.
Three Filled-Out Examples Using Real Scenarios
The three scenarios below show how three different filers receive and read their DC-104. Each example follows one named person through the form’s most important fields.
Scenario 1: Carlos Rivera — Nonpayment of Rent
Carlos owns a duplex in Pittsburgh and his tenant has not paid rent for three months. He files a DC-102 at MDJ 05-2-05 and receives DC-104 the same day.
| Form Section | What Carlos Receives |
|---|---|
| Magisterial District Number | MJ-05-2-05 |
| MDJ Name | Honorable Anthony Saveikis |
| Court Address and Phone | 2840 Liberty Avenue, Pittsburgh, PA 15222 / (412) 281-7080 |
| Docket Number | LT-0312-CV-26 |
| Plaintiff | Rivera, Carlos M., 18 Forbes Avenue, Pittsburgh, PA 15219 |
| Defendant | Thompson, Diane R. and all occupants, 47 Penn Avenue, Apt 2, Pittsburgh, PA 15222 |
| Date and Time of Hearing | 06/05/2026 at 9:00 A.M. |
| Cause of Action | Landlord-Tenant Complaint — Nonpayment of Rent |
| Amount Claimed | $3,475.50 |
| Method of Service | Posting and First-Class Mail by Constable Reilly, 05/24/2026 |
Scenario 2: Aisha Bennett — Holdover After Lease Expiration
Aisha is a single mother whose 12-month lease ended in March; her landlord sent a 15-day Notice to Quit and filed for possession.
| Form Section | What Aisha Receives |
|---|---|
| Magisterial District Number | MJ-12-3-04 |
| MDJ Name | Honorable David Judy |
| Court Address and Phone | 240 Ross Avenue, Carlisle, PA 17013 / (717) 240-6225 |
| Docket Number | LT-0118-CV-26 |
| Plaintiff | Cumberland Heights Apartments LP, 100 Walnut Bottom Road, Carlisle, PA 17013 |
| Defendant | Bennett, Aisha N., 240 Ross Avenue, Apt 12, Carlisle, PA 17013 |
| Date and Time of Hearing | 06/02/2026 at 1:30 P.M. |
| Cause of Action | Landlord-Tenant Complaint — Holdover Tenancy |
| Amount Claimed | $1,895.00 plus possession |
| Method of Service | Personal Service by Constable Diaz, 05/22/2026 |
Scenario 3: Janet Kowalski — Mobile Home Community Eviction
Janet operates a mobile home park in Erie County and is filing under the Manufactured Home Community Rights Act, 68 P.S. § 398.1, which requires special notice provisions.
| Form Section | What Janet Receives |
|---|---|
| Magisterial District Number | MJ-06-3-02 |
| MDJ Name | Honorable Susan Strasser |
| Court Address and Phone | 2549 Village Common Drive, Erie, PA 16506 / (814) 833-9610 |
| Docket Number | LT-0089-CV-26 |
| Plaintiff | Kowalski Mobile Home Community Inc., 8800 Wattsburg Road, Erie, PA 16509 |
| Defendant | Mendez, Roberto and all occupants, Lot 47, 8800 Wattsburg Road, Erie, PA 16509 |
| Date and Time of Hearing | 06/14/2026 at 11:00 A.M. |
| Cause of Action | Landlord-Tenant Complaint — Manufactured Home Community |
| Amount Claimed | $2,210.00 plus possession of Lot 47 |
| Method of Service | Posting and Certified Mail by Constable Pham, 05/30/2026 |
How to File the Completed Form
Because DC-104 is issued by the court, “filing” really means filing the underlying complaint that triggers it and then ensuring the issued DC-104 is served. Pennsylvania’s MDJ system supports four channels.
In person at the MDJ counter is the most common channel. Walk into your local MDJ during posted hours, hand the clerk your DC-102 or civil complaint and the Schedule of Costs fee — typically $73 for landlord-tenant claims under $2,000 and up to $185 for higher claims. Pay by cash, money order, or in many counties by debit/credit card. The clerk issues DC-104 the same day and stamps your filer’s copy as proof.
By mail works for civil complaints but is slower. Mail your complaint, a self-addressed stamped envelope, and a check for the fee to the MDJ’s posted address; processing takes 3–5 business days, after which the clerk mails DC-104 back to you and arranges service. Keep the certified-mail green card as proof of filing.
By constable for service is mandatory after issuance for landlord-tenant cases. The court hands DC-104 to the constable assigned to your district; the constable serves it and returns the Affidavit of Service to the court within 48 hours. Fees run roughly $25–$55 per attempt depending on county; expect one to three attempts.
Through the MDJS / PAeFiling portal is available to attorneys for civil divisions. Log in at the UJS Portal, upload the complaint, pay by ACH, and receive DC-104 as a PDF the same business day. Print, download, and save the PDF as your proof of filing.
Across all channels, the proof-of-filing you keep is the time-stamped copy of the complaint plus the issued DC-104 with docket number; without these, you cannot prove the case exists if a record is later lost.
What Happens After You File
Once DC-104 is issued and served, three things happen on a near-automatic timeline. First, the constable returns the Affidavit of Service to the MDJ; both parties can ask the clerk to confirm service was completed. Second, the hearing date arrives, and both parties appear at the listed time and place. Third, the MDJ either enters judgment from the bench or takes the case under advisement and issues a written order within 3 business days under Rule 514.
If the defendant fails to appear, the MDJ enters a default judgment — possession plus damages in landlord-tenant cases. The defendant has 30 days to file a notice of appeal under Pa.R.C.P.M.D.J. 1002 or 10 days for an appeal that supersedes a Rule 1008 order for possession. Missing those deadlines extinguishes the right to appeal.
If the plaintiff wins possession, the next form is DC-105 (Order for Possession), which the landlord requests after the appeal window passes by filing DC-107 (Request for Order for Possession). The constable then serves DC-105 and waits at least 11 days before executing the eviction.
If the defendant wins, the case is dismissed and the plaintiff may appeal within 30 days. Either way, the docket on DC-104 stays the controlling case number through the entire appellate path.
Mistakes to Avoid When Filling Out the Form
- Filing before the Notice to Quit period expires. Under 68 P.S. § 250.501, this is fatal — case dismissed for failure to give statutory notice.
- Listing a property manager as plaintiff instead of the owner. Standing is denied and the complaint is dismissed without prejudice — but you lose your filing fee.
- Misspelling the defendant’s name. Service is voided under Rule 506 and the hearing is continued, costing you the 7–15 day window.
- Wrong unit number on the address. The constable serves the wrong door, the defendant never sees DC-104, and the default is opened on a Rule 1006 petition.
- Claiming over $12,000. The MDJ has no jurisdiction under 42 Pa.C.S. § 1515; case transferred or dismissed.
- Missing the hearing because you misread A.M. as P.M. Default judgment entered the same morning; recovery requires a Rule 1006 petition with cause.
- Accepting an unsealed DC-104. The order is procedurally challengeable and any later eviction can be unwound.
- Not bringing the lease and ledger to the hearing. The judge has only what you bring; missing documents lose you the case on the merits.
- Failing to check the right cause-of-action box. Mixed-up boxes route the case under the wrong rules and trigger transfer or dismissal.
- Skipping the 11-day wait between DC-105 issuance and lockout. Constables refuse to execute, costing another 11 days of unpaid rent.
- Treating certified mail alone as service. Rule 506 requires posting plus first-class mailing for landlord-tenant; certified mail alone is insufficient.
- Forgetting to update the address after a continuance. The new DC-104 must be re-served; an oral notice from the clerk does not satisfy the rule.
Do’s and Don’ts
- Do read every box on DC-104 within 24 hours of receipt — errors caught early can be corrected without losing the hearing date, while errors caught late cost you weeks.
- Do call the printed phone number two days before the hearing to confirm time and place — judges occasionally reschedule and the new DC-104 may be in the mail.
- Do keep a stamped copy of the complaint and DC-104 in a single folder — appeals require the full record on short notice.
- Do bring witnesses, lease, ledger, photos, and prior notices to the hearing — the MDJ rules on what is in front of her, not what could have been brought.
- Do consult Pennsylvania Legal Aid Network if you cannot afford a lawyer — free representation is available in most counties for eligible tenants.
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Do treat the Order to Appear as a court order — it is enforceable and a missed hearing is treated as a default.
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Don’t alter a DC-104 you receive — write corrections on a separate sheet and bring them to the hearing instead.
- Don’t assume the address on a previous DC-100 form is still good — read the new DC-104 every time.
- Don’t rely on a phone call from the clerk for a continuance — a new DC-104 must be issued and served.
- Don’t ignore the cause-of-action box — it controls which rules apply for the rest of the case.
- Don’t show up “around” the hearing time — judges call the docket on time and enter defaults on no-shows.
- Don’t miss the 30-day appeal window — Rule 1002 is jurisdictional and cannot be waived.
Pros and Cons of Filing on Your Own vs. With Help
- Pro of pro se filing: No attorney fees — landlord-tenant filings can run $73 to $185 in costs versus $1,500–$3,500 with counsel.
- Pro of pro se filing: Speed — you walk the DC-102 to the counter and walk out with a DC-104 the same day.
- Pro of pro se filing: Direct knowledge of the facts — you do not have to brief an attorney on every text message.
- Pro of pro se filing: Control of strategy — you decide whether to settle on the courthouse steps.
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Pro of pro se filing: Easy MDJ procedure — Pennsylvania’s MDJ rules are intentionally simplified for non-lawyers.
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Con of pro se filing: Procedural traps — Rule 506 service errors are common and fatal.
- Con of pro se filing: No discovery experience — you may miss documents the other side has.
- Con of pro se filing: Emotional stakes — eviction and money cases are stressful and clients argue against their own interest.
- Con of pro se filing: No appellate help — if you lose at MDJ, the Court of Common Pleas appeal is far more formal.
- Con of pro se filing: Time off work — you may need a half-day for filing and another for the hearing.
Filing Channel Comparison
| Channel | Best For |
|---|---|
| In-person counter | Same-day DC-104, landlord-tenant urgency |
| Out-of-county civil filings with no rush | |
| Constable service | Required after issuance for landlord-tenant cases |
| MDJS / PAeFiling | Attorneys handling civil cases at scale |
DC-104 vs. Related Forms
| Form | Role |
|---|---|
| DC-102 | Landlord/Tenant Complaint that triggers DC-104 |
| DC-104 | Notice of Hearing and Order |
| DC-105 | Order for Possession after judgment |
| DC-107 | Request for Order for Possession |
FAQs
Is DC-104 the same as a summons in Common Pleas court?
No. DC-104 is a Magisterial District Court Notice of Hearing and Order; a Common Pleas summons is a different form under Pa.R.C.P. 1351 with different service rules.
Do I need to write my maiden name or married name in the defendant box?
Yes. Use whichever name appears on the lease or contract that started the case; an alias creates a service defect under Rule 506.
Can the clerk fix a typo on my DC-104 without re-issuing it?
No. Any change to the parties, date, time, place, or amount requires a new DC-104 with a fresh service round.
Is DC-104 valid if it is missing the court seal?
No. Pa.R.J.A. 205.4 requires a seal — paper or electronic — for the order to be enforceable.
Can I file DC-104 online myself?
No. Only attorneys with PAeFiling access can file complaints electronically; pro se filers must visit the MDJ counter.
Will the court appoint a lawyer for me on a DC-104 case?
No. There is no right to appointed counsel in MDJ civil or landlord-tenant cases; contact your county legal aid for free help.
Can I appeal a default judgment from a missed DC-104 hearing?
Yes. File a Rule 1006 petition to open the default within 30 days, showing a meritorious defense and a good reason for the absence.
Do I write the property address or my home address in the defendant block on a landlord-tenant DC-104?
Yes. Use the rental property address — that is where service is attempted and where the order of possession will be executed.
Is service by certified mail alone enough for a landlord-tenant DC-104?
No. Rule 506 requires posting at the property plus first-class mail; certified mail alone fails service.
Can I claim more than $12,000 on my DC-104?
No. 42 Pa.C.S. § 1515 caps MDJ jurisdiction at $12,000; bigger claims must be filed in the Court of Common Pleas.
Will a continuance reset my DC-104 deadlines?
Yes. A new DC-104 with a new hearing date is issued and re-served; the original deadlines no longer control.
Do I need to bring the original DC-104 to the hearing?
Yes. Bring the original plus the lease, ledger, prior notices, and any witnesses; the judge rules on what you put in front of her.
Can I waive service of DC-104 to speed up the case?
No. Service is jurisdictional and cannot be waived in landlord-tenant matters; even agreed defendants must be served.
Is the docket number on DC-104 the same on appeal?
Yes. The MDJ docket carries through to the Court of Common Pleas appellate docket, which is added beside it.
Related reading
- How to Fill Out Pennsylvania Civil Cover Sheet (Common Pleas) + FAQs
- How to Fill Out Pennsylvania Form DC-04 (w/Examples) + FAQs
- How to Fill Out Pennsylvania Form DC-06 (w/Examples) + FAQs
- How to Fill Out Pennsylvania Form DC-310 (w/Examples) + FAQs
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