Eviction and Notice to Quit in Philadelphia
Your landlord cannot just put you out. Pennsylvania law and Philadelphia city law set required notices, a diversion program, and a court process. This playbook walks through each stage and your options at each one.
-
Before filing an eviction case, your landlord must send you 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.
-
For a lease ending or a lease violation, state law sets 15 days of notice on a lease of 1 year or less. A lease longer than 1 year gets 30 days. Your lease can shorten or give up these notice times, so read it.
-
In Philadelphia, a landlord needs a good cause reason to end or not renew a lease of under 1 year. Good cause means a listed reason, like repeated late rent or serious damage. This rule covers month to month leases too. The good cause notice must be in writing, state the reasons, and give you at least 30 days. Without a proper notice, your lease renews month to month on its own.
-
You can challenge the landlord's notice at the Fair Housing Commission or in court. File within 15 business days of getting the notice and tell your landlord you filed. Before going to court, your landlord must apply to the city Eviction Diversion Program. The landlord must then take part in good faith for at least 30 days. Use this time to work out a deal and avoid a court record.
-
Only a court can evict you in Philadelphia. Lockouts, shutting off utilities, and threats to force you out are illegal self-help evictions under city law. If you are locked out, call 911 and ask for a police supervisor. Show proof you live there, like your lease, an ID, or a bill.
-
If the landlord proves the eviction case in court, the judgment can include the home, damages, and unpaid rent. 5 days later, the landlord can ask for a writ of possession. A writ of possession is the court's lockout order. It is served within 48 hours and carried out on the 11th day after service.
-
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 Philly Tenant Hotline at (267) 443-2500 to see if your zip code qualifies or go to the RTC Housing Online intake form on the Philly Tenant website.
-
For diversion program questions, call the Eviction Diversion Program Tenant Hotline at 215-523-9501, Monday through Friday, 9 a.m. to 4 p.m. The Fair Housing Commission takes complaints about unfair rental practices as well. It accepts walk-ins Monday through Friday from 9 a.m. to 2 p.m. at 601 Walnut St.
Is something on this page wrong or out of date? Tell us.