Facing Eviction in Philadelphia: What Can I Do?

1. In Pennsylvania, your landlord may send you a written notice to quit if you do not pay rent due after they ask. A notice to quit is a letter telling you to move out by a set date. For unpaid rent, the notice must give you 10 days from the day it is served (delivered). Your lease can allow a shorter time or no notice at all.

   THE LANDLORD AND TENANT ACT OF 1951 § 501(a) and § 501(b)

   ✓ Sources checked September 28, 2026

2. When a Philadelphia lease under 1 year ends, your landlord needs good cause (a reason the law allows) to end or not renew it. Good cause includes repeated late or unpaid rent, breaking an important lease term, or the owner or close family moving in. The landlord must give at least 30 days' written notice with the reasons. Without it, the lease renews monthly unless you choose otherwise. Challenge the notice in court or with the Fair Housing Commission within 15 business days of getting it, and tell your landlord.

   City of Philadelphia — Fair Housing Commission Phila. Code § 9-804(12), Good Cause City of Philadelphia — Philadelphia Code Phila. Code § 9-804(12)(a)

   ✓ Sources checked September 23, 2026

3. While the city runs its Eviction Diversion Program, your landlord must join it before evicting you. Your landlord must also send you a notice of your diversion rights. Then your landlord must take part in good faith, as the city defines it, for at least 30 days. This rule does not apply if eviction is needed to stop an imminent threat of harm by you.

   The Philadelphia Code Phila. Code § 9-811(2)

   ✓ Sources checked September 23, 2026

4. For diversion program questions, call the Eviction Diversion Tenant Hotline at 215-523-9501, Monday through Friday, 9 a.m. to 4 p.m.

   City of Philadelphia, Eviction Diversion Program Frequently Asked Questions (FAQ) — Eviction Diversion Program

   ✓ Sources checked September 24, 2026

5. Your landlord cannot force you out on their own. Philadelphia bans self-help eviction by landlords under any circumstances. Self-help eviction includes changing your locks, cutting off utilities (electricity, gas, water, or heat), or using force or threats to make you leave. If you are locked out and you feel safe, you can choose to call 911 and ask for a police supervisor. You will need proof you live there, like your lease, a driver's license, or a bill. You can also call legal aid.

   RenterLaw editorial City of Philadelphia — Fair Housing Commission Unfair rental practices — Illegally locking out a tenant City of Philadelphia — Philadelphia Code Phila. Code § 9-1602(1)(a)

   ✓ Sources checked September 23, 2026

6. Your landlord must first take part in the city's Eviction Diversion Program. If you do not move out, your landlord can then file an eviction complaint (the paper that starts a court case). In Philadelphia, it is filed in the Philadelphia Municipal Court, not a Magisterial District Court. The courtroom, date and time of your hearing will be on the complaint.

   City of Philadelphia, Eviction Diversion Program FAQ: Who is required to participate in the Eviction Diversion Program? Pennsylvania Office of Attorney General Consumer Guide to Tenant and Landlord Rights, Part V.C.2 Philadelphia Municipal Court, First Judicial District of Pennsylvania Landlord-Tenant Filing and Hearing Information PhillyTenant.org Step 2: Court Complaint

   ✓ Sources checked September 23, 2026

7. Philadelphia's Right to Counsel law gives a free lawyer to low-income renters who qualify and face eviction. You qualify if your yearly gross income (before taxes) is at or below 200% of the federal poverty level. Right now, you must also live in one of these ZIP codes: 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153, or 19154. For example, if the poverty level for your household were $20,000, 200% would be $40,000. Call the Philly Tenant Hotline at (267) 443-2500 to see if you qualify.

   RenterLaw editorial City of Philadelphia, Department of Planning and Development Get free legal help to avoid eviction City of Philadelphia — Philadelphia Code Phila. Code § 9-808(1)(a)

   ✓ Sources checked September 23, 2026

8. Go to your hearing on time. The renter should bring all the relevant documents. If you are late or do not show up, the court will enter a default judgment (a ruling against you for not showing up). Free, same-day help may be available through the Lawyer of the Day Program if you qualify by income.

   Philadelphia Municipal Court, First Judicial District of Pennsylvania The Landlord Tenant Trial

   ✓ Sources checked October 3, 2026

9. The landlord-tenant court can evict you and order you to pay money. After the decision, you have at least 21 days before the Sheriff can make you leave and change the locks. Your landlord must file a writ of possession (the court order that lets the Sheriff remove you) 10 days after the decision. Next, your landlord must file an alias writ (a second court order like the first) 11 days later. Then your landlord schedules the day with the Sheriff's Office. Only the Sheriff or a court-appointed landlord and tenant officer may carry out an eviction.

   Philadelphia Municipal Court, First Judicial District of Pennsylvania Landlord-Tenant Filing and Hearing Information, Information about landlord-tenant court City of Philadelphia — Philadelphia Code Phila. Code § 9-1603(1) PhillyTenant.org How soon can the landlord evict me after court?

   ✓ Sources checked September 24, 2026

10. If the eviction is only for unpaid rent, you can still stop it. Pay your landlord the full judgment (the court's final decision in your case) plus writ costs (court fees for the eviction order). You must pay before the Sheriff removes you and changes the locks. In Philadelphia, only the Sheriff or a court-appointed landlord and tenant officer may carry out an eviction.

    City of Philadelphia — Philadelphia Code Phila. Code § 9-1603(1) PhillyTenant.org Step 5. Eviction

    ✓ Sources checked September 24, 2026

11. You can appeal (ask a higher court to hear the case again) to the Court of Common Pleas. You can appeal only if you went to your hearing, had a trial before a judge, and the judge ruled against you. You have 10 calendar days to appeal a judgment (the court's final decision in your case) for possession. You have 30 calendar days if the judgment is for money only. File in person at City Hall Room 296.

    PhillyTenant.org The judge ruled against me. How do I appeal?

    ✓ Sources checked October 3, 2026

12. If you want to stop the eviction during an appeal, you must pay your rent to the court each month. If you are not low-income, pay 3 months of rent when you file. Or pay the rent amount in the Municipal Court judgment (the court's final decision in your case). If you are low-income, you may pay 1/3 of your rent when you file. Then pay the other 2/3 within 20 days. For example, with $900 rent, you pay $300 first and $600 within 20 days.

    RenterLaw editorial PhillyTenant.org Escrow your rent.

    ✓ Sources checked October 3, 2026

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