Tenant won't sign the new lease

[Sarah Byun]

I'm in PA, and my tenant has been living in our property for almost 20 years.  My husband and I purchased the property about five years ago, and the tenant signed a lease every two years.  We've raised the rent by $50 for every new lease.  We had her review her new lease before the previous lease expired, but she's been giving excuses and has not signed the new lease.  After the lease expired, she sent in the previous lease rent.  We are trying to figure out what we need to do. When my husband approached her and asked her if she had a chance to review the new lease and that we would like for her to sign the new lease as soon as possible, she said, "According to PA law, once the lease expires, it goes to a month to month rent." Basically, she doesn't want to pay the raised rent.  What is the best approach to this?  If I get a new tenant, I can get more than what she pays even with the new lease, but I don't want to go through the hassle of losing a tenant who's been paying her rent.  She's been there for so long, and I wanted to be a good landlord, so I had her stay.  This tenant does cause minor issues here and there, and we are so tired of it but hearing some worst tenant stories, we are okay dealing with it.  She acts like she owns the place, and we are someone who fixes her minor issues every time she complains.  What are our options, and what's the best way to approach this situation with this pandemic with tenant protection laws, etc.?