Can't Pay Rent in Philadelphia
Missing rent does not mean you lose your home right away. Philadelphia makes landlords try to work things out before court. There is also money help. This playbook shows what happens at each stage and what to do.
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If you miss rent, your landlord must first send a written notice to quit. A notice to quit is a letter telling you to move out by a set time. For unpaid rent, the notice must give you at least 10 days.
✓ Sources checked August 23, 2026
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Your lease can shorten that notice time or drop it completely. Read your lease to see what you agreed to.
✓ Sources checked August 23, 2026
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Before filing an eviction case, your landlord must apply to the city’s Eviction Diversion Program. Your landlord must take part for at least 30 days. The program gives you a chance to solve the problem before going to court.
✓ Sources checked August 23, 2026
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Philadelphia has an Eviction Diversion Program Tenant Hotline. You can call 215-523-9501, Monday through Friday, 9 a.m. to 4 p.m. Call as soon as you can.
✓ Sources checked August 23, 2026
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Contact your landlord right away and offer a payment plan you can afford. You do not need to wait for program approval to make a deal. If your landlord agrees, make sure to get everything in writing.
✓ Sources checked August 23, 2026
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Once the diversion process starts, you have 30 days to work out a deal before the landlord can file in court.
✓ Sources checked August 23, 2026
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If the case reaches court and the landlord proves it, the judgment can include the home and the unpaid rent.
✓ Sources checked August 23, 2026
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If the court rules for your landlord, your landlord must wait 5 days before asking for a lockout order. Once the lockout order is delivered to you, a new 11-day clock starts. On the 11th day after the order is delivered, the sheriff or constable can remove you from your home.
✓ Sources checked August 23, 2026
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You can stop a rent-only eviction at any time before the lockout happens. Pay the constable or sheriff the full back rent plus court costs and make sure you get a receipt. The lockout order then loses its effect.
✓ Sources checked August 23, 2026
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Philadelphia groups can help pay back rent, utilities, or a security deposit. Call each group first to ask if funding is open. You can find a list of groups here: https://phillytenant.org/rental-assistance/
✓ Sources checked August 23, 2026
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For free advice, call the Philly Tenant Hotline at (267) 443-2500. The hotline can refer you to free lawyers, including Community Legal Services.
✓ Sources checked August 23, 2026
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Low income tenants in zip codes 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153, and 19154 get a free lawyer for eviction cases through the Right to Counsel program. Call the Philly Tenant Hotline at (267) 443-2500 right away. You can also fill out an application online: https://clsphilaoi.legalserver.org/modules/matter/extern_intake.php?pid=160&h=088a87&
✓ Sources checked August 23, 2026
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