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Eviction in Philadelphia County (Philadelphia), Pennsylvania

Where eviction cases are filed in Philadelphia County (Philadelphia), what it costs, local rent levels and where to get help — with the official court, county and HUD sources.

Quick facts: eviction in Philadelphia County (Philadelphia)

Eviction court
Philadelphia Municipal Court — Civil Division (Landlord-Tenant) — Municipal Court (First Judicial District of Pennsylvania) Court page
Filing fee
Landlord-tenant complaint: $94.75 (claims $0–$2,000), $116.75 ($2,000.01–$10,000), $138.75 (over $10,000), each including $27 for service on one defendant in Philadelphia; $45 per defendant for service elsewhere in Pennsylvania; $5.50 for each additional name (except husband and wife). Philadelphia Municipal Court Filing Fees
Notice before filing (state law)
10-day written notice to quit. Pennsylvania rules
HUD Fair Market Rent, 2-bedroom (FY2026)
$1,810/month HUD
Renter households
327,523 (48% of households) Census ACS 2020–2024

Last verified against official sources: 2026-10-22

Where eviction cases are filed in Philadelphia County (Philadelphia)

Eviction cases in Philadelphia County (Philadelphia) are heard by the Philadelphia Municipal Court — Civil Division (Landlord-Tenant) (Municipal Court (First Judicial District of Pennsylvania)).

Court eviction page · E-filing · Search court records · Self-help center

New cases may be filed in person (appointments preferred) or through the CLAIMS e-filing portal. The court's Tenant Landlord Digital Assistant guides non-payment cases. A Praecipe for Writ of Possession can be filed at least 10 days after the hearing; an Alias Writ at least 21 days after.

How much it costs to file an eviction in Philadelphia County (Philadelphia)

Landlord-tenant complaint: $94.75 (claims $0–$2,000), $116.75 ($2,000.01–$10,000), $138.75 (over $10,000), each including $27 for service on one defendant in Philadelphia; $45 per defendant for service elsewhere in Pennsylvania; $5.50 for each additional name (except husband and wife).

From the court's official fee schedule PDF (linked from the Civil Division page; no revision date printed). Amounts match the First Judicial District Office of Judicial Records Municipal Court fee schedule PDF (https://www.courts.phila.gov/pdf/mcfees.pdf), which states fees are effective as of December 2017 (Acts 40 and 44 of 2017). Writ of possession fee not recorded (PDF layout ambiguous). Unable to pay: Petition to Proceed In Forma Pauperis (https://www.courts.phila.gov/pdf/municipal/forms/small-claims/informa-pauperis-petition.pdf).

Source: Philadelphia Municipal Court Filing Fees

How eviction cases work locally

Mandatory Eviction Diversion Program (pre-filing)Under Philadelphia Code § 9-811, a landlord must participate in the Eviction Diversion Program (EDP) in good faith before filing an eviction. The landlord sends the tenant the current Notice of Diversion Rights (no more than 30 days before applying) and keeps proof of mailing or service, then applies online with that proof, a rent ledger and an active City rental license. Tenants cannot apply. Updated application system applies to applications submitted on or after February 4, 2026.
Source: Official source
EDP timelineAn EDP application must be approved within 30 days of submission or it expires and the landlord must reapply. After approval, the landlord must participate in reasonable good faith for at least 30 full days (starting the day after approval); a landlord who did so receives an Outcome Certificate on the 31st day. No more than three mediations are normally scheduled per application, and all mediations must take place within 60 days of approval.
Source: Official source
Targeted Financial Assistance (TFA)Eligible landlords may receive a one-time City payment covering the tenant's arrears, plus two more months of rent if the tenant will stay at least two more months (or arrears plus up to two months in an agreed "graceful exit"). Arrears must be $3,500 or less and match the uploaded ledger (a landlord may waive the excess to qualify), tenant income must be below 80% of Area Median Income, and the landlord must not have filed an eviction against the same tenant and unit within the past year.
Source: Official source
EDP contactsEDP Tenant Hotline 215-523-9501 (Mon–Fri 9–4); Philly Tenant Hotline 267-443-2500 (legal advice); landlords: EvictionDiversionProgram@coraservices.org.
Source: Official source
Before filing (court guidance)The Municipal Court advises landlords to send the tenant the Notice of Rights and try to reach a repayment agreement before moving forward with an eviction case.
Source: Official source

The Pennsylvania eviction process

Pennsylvania state law sets the notice periods and court steps everywhere in the state, including Philadelphia County (Philadelphia):

  1. Written notice to quit: 10 days (nonpayment), 15 or 30 days (lease end/breach) unless waived in the lease (68 P.S. § 250.501)
  2. Landlord files a landlord-tenant complaint with the magisterial district judge
  3. Summons issued for a hearing not less than 7 nor more than 10 days from the date of the summons; served personally, by mail, or by posting (68 P.S. § 250.502)
  4. Hearing; judgment for possession, damages and rent (68 P.S. § 250.503(a))
  5. Tenant may appeal to the Court of Common Pleas within 10 days of judgment (residential); appeal stays eviction only if rent/judgment amount is deposited (68 P.S. § 250.513)
  6. After the 5th day following judgment (court rules: 10 days), landlord requests writ/order of possession; it is served within 48 hours and executed on the 11th day after service (68 P.S. § 250.503(b))
  7. Removal by constable or sheriff; nonpayment-only tenants can stop the writ by paying rent in arrears and costs before execution (§ 503(c))

Full Pennsylvania eviction rules with sources →

Rent in Philadelphia County (Philadelphia)

HUD FY2026 Fair Market Rents for the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA (the rent levels used for Section 8 vouchers):

Studio$1,397
1 bedroom$1,520
2 bedrooms$1,810
3 bedrooms$2,170
4 bedrooms$2,423

Source: HUD Fair Market Rent documentation

Median gross rent in Philadelphia County (Philadelphia): $1,397/month (Census ACS 2020–2024 5-year estimates).

HUD designates this area for Small Area FMRs: Housing Choice Voucher programs here use ZIP-code-level FMRs. Figures shown are the area-wide FY2026 FMRs from HUD's metro calculation page: https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2026_code/2026summary.odn?cbsasub=METRO37980M37980&year=2026&fmrtype=Final&dallas_sa_override=TRUE&selection_type=hmfa

County tenant ordinance

Philadelphia is a consolidated city-county; its tenant protections (Eviction Diversion Program, Right to Counsel, etc.) are Philadelphia Code city ordinances and belong on the Philadelphia city page.

Eviction help in Philadelphia County (Philadelphia)

Free legal help

Right to counsel: Philadelphia Right to Counsel: free lawyers for tenants with income at or below 200% of the Federal Poverty Level in ten ZIP codes (19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153, 19154); expansion to 19131 and 19153 announced April 2026. Access via Philly Tenant Hotline (267) 443-2500. Source

Rental assistance

City rules in Philadelphia County (Philadelphia)

Other Pennsylvania counties

Related

Frequently asked questions

Where do I file an eviction in Philadelphia County (Philadelphia)?
Eviction cases in Philadelphia County (Philadelphia) are filed with the Philadelphia Municipal Court — Civil Division (Landlord-Tenant).
How much does it cost to file an eviction in Philadelphia County (Philadelphia)?
Landlord-tenant complaint: $94.75 (claims $0–$2,000), $116.75 ($2,000.01–$10,000), $138.75 (over $10,000), each including $27 for service on one defendant in Philadelphia; $45 per defendant for service elsewhere in Pennsylvania; $5.50 for each additional name (except husband and wife).
Where can I get help with an eviction in Philadelphia County (Philadelphia)?
Philly Tenant Hotline; Philadelphia Eviction Diversion Program — Targeted Financial Assistance.
What is the fair market rent in Philadelphia County (Philadelphia)?
HUD's FY2026 Fair Market Rent for a 2-bedroom unit is $1,810 per month (1-bedroom: $1,520).

General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.