Landlord Won't Make Repairs in Philadelphia: What Can I Do?
Pennsylvania law requires your landlord to keep your home fit to live in. Philadelphia adds inspections by Licenses and Inspections (L&I, the city code office), required rental papers, and protection from retaliation (punishment for complaining). The Pennsylvania guide has the full state rules.
-
First, tell your landlord about the problem in writing. Always report repair problems this way. If you talk by phone, follow up with an email, text, or letter. Keep a copy. If the problem affects your ability to live in the home, Pennsylvania law requires you to notify your landlord. You must also give your landlord a reasonable chance to fix it before you use the stronger steps on this page.
PhillyTenant.org How do I legally withhold rent? PhillyTenant.org 1. Document and Report Pennsylvania Office of Attorney General Part IV.C, Maintenance Supreme Court of Pennsylvania 486 Pa. 272✓ Sources checked October 3, 2026
-
Save proof while you wait. If you believe your landlord is breaking the warranty of habitability (the promise that the home is fit to live in), write down the problem. Also record every time you tried to reach your landlord. When you can, include a photo or video of the problem.
PhillyTenant.org 1. Document and Report Pennsylvania Office of Attorney General Part IV.C, Maintenance✓ Sources checked October 3, 2026
-
Call 311 and ask for an inspection by Licenses and Inspections (L&I). All tenants can ask for one. Call (215) 686-8686 if you are outside Philadelphia. You can also report a rental that violates City codes with the City's online form. One caution from legal aid: for very bad conditions, an inspector can condemn the home (declare it unsafe to live in) and make everyone leave.
RenterLaw editorial PhillyTenant.org 2. Request an Inspection City of Philadelphia Report a problem with a building, lot, or street✓ Sources checked October 3, 2026
-
You can pay a private home inspector to check the problems, if you can afford it. This can cost a lot. Their written report and photos can help show the conditions in court. The inspector only writes down the problems. They do not fix them. To find one near you, search "home inspector" or "rental inspection" with your city's name.
-
Philadelphia's Department of Licenses and Inspections (L&I) inspects existing buildings. It checks that they follow the fire code, the property maintenance code, and the zoning code. If an inspector finds a violation, L&I issues a notice of violation. The property owner may have up to 35 days to fix the problem. If it is not fixed by the date L&I sets, L&I may take legal action.
✓ Sources checked October 3, 2026
-
When you sign a new lease in Philadelphia, your landlord must give you certain papers. This rule does not apply when you renew a lease. Your landlord must give you a Certificate of Rental Suitability. This confirms your landlord holds the required licenses, including a Rental License. Your landlord must also give you the Partners in Good Housing Handbook, which explains owner and tenant duties for safe, clean housing. A landlord who skips the certificate can face fines.
✓ Sources checked October 3, 2026
-
Pennsylvania's Rent Withholding Act lets you stop paying rent once the city officially says your home is not fit to live in. The law names the Department of Licenses and Inspections of a city of the first class (Philadelphia), and some health departments. If you keep living there, you must put the rent you held back into escrow (a bank account approved by the city or county). Get legal advice first. A mistake could lead to eviction if a court finds you broke the lease.
RenterLaw editorial Pennsylvania Office of Attorney General Part IV.C, Maintenance Pennsylvania General Assembly 35 P.S. § 1700-1✓ Sources checked October 3, 2026
-
You can fix a serious problem yourself and take the cost off your rent. First give your landlord notice and a reasonable chance to repair. In the Pugh case, a tenant said she did this. She then fixed a broken door lock and took $6 off her rent. The repair must be reasonably priced. It cannot cost more than the rent available to pay for it. If a court finds the repair was not needed, your landlord can win back the rent you took off. Get legal advice first.
RenterLaw editorial Pennsylvania Office of Attorney General Part IV.C, Maintenance Supreme Court of Pennsylvania 486 Pa. 272✓ Sources checked October 3, 2026
-
Philadelphia's Fair Housing Commission ordinance protects you. Your landlord cannot raise your rent or shut off your utilities (such as water, electric, and gas) to punish you. Your landlord also cannot try to evict you for joining a tenant group or filing a complaint about code violations. Pennsylvania has no statewide law like this. This protection is Philadelphia's own rule.
City of Philadelphia — Fair Housing Commission Unfair rental practices Pennsylvania Office of Attorney General Part IV.G, Retaliation✓ Sources checked October 3, 2026
-
If your landlord retaliates (punishes you) because you asked for repairs, you can file a complaint with the Fair Housing Commission. It takes walk-ins Monday through Friday, 9 a.m. to 2 p.m.
City of Philadelphia — Fair Housing Commission Fair Housing Commission homepage PhillyTenant.org 4. File a Complaint✓ Sources checked October 3, 2026
-
Your landlord may sue for possession (to take the home back) over unpaid rent. If you still live in the home, you can raise the warranty of habitability (the promise that your home is fit to live in) as a defense. At your hearing, you can present your evidence and defenses to the judge.
✓ Sources checked October 3, 2026
Is something on this page wrong or out of date? Tell us.