Philadelphia Landlord-Tenant Rules
Philadelphia adds local rules on top of Pennsylvania landlord-tenant law. Here is what is different, with the city code or agency page behind each rule.
| Rent stabilization | Philadelphia has no rent control. However, a landlord may not raise rent or change lease terms in response to a property being cited for a code violation. Under the good-cause rules, a tenant on a lease shorter than one year who refuses a reasonable rent increase can be non-renewed only after notice and a chance to respond. |
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| Just-cause eviction | For leases shorter than one year, including month-to-month, a landlord may not terminate or refuse to renew without 'good cause'. Examples of good cause: habitual non-payment or late payment (not lawful withholding); breach of a material lease term; nuisance; refusing access after written notice; refusing to sign an extension on substantially the same terms; owner or immediate-family move-in; refusing a reasonable rent increase or lease change after notice; and renovations needing a vacant unit, with notice and options. The landlord must give at least 30 days' written notice stating the good-cause reasons, delivered by hand or by first-class mail with proof of mailing. Otherwise the lease automatically renews month to month. Tenants may challenge the notice at the Fair Housing Commission or in court within 15 business days. The page does not cite the subsection. 9-804 is the unfair rental practices section. Source: Phila. Code Sec. 9-804 |
| Tenant right to counsel | Philadelphia's Right to Counsel law guarantees free legal representation to eligible low-income renters in eviction cases (for example, in Municipal Court), Fair Housing Commission proceedings, and housing subsidy terminations. Eligibility: household income at or below 200% of the federal poverty level and living in a covered ZIP code. Currently covered: 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 and 19154. Immigration status does not matter. Intake is through the Philly Tenant Hotline, (267) 443-2500, or Community Legal Services walk-in. Section 9-808 and its definitions (income at or below 200% of the federal poverty guidelines; covered proceedings include cases under Ch. 9-800 and Ch. 9-1600) are confirmed by the Managing Director's Office regulations: https://www.phila.gov/departments/department-of-records/regulations/mdo-regulation---right-to-counsel.pdf. Check the city page for the current list of covered ZIP codes. |
| Lockouts/harassment | Self-help eviction is illegal. Examples: changing, removing or plugging locks; removing or blocking doors or windows; or forcing a tenant out by force or threats. A locked-out tenant should call 911 and ask for a police supervisor, then show proof of residency. If the landlord cannot show the lockout was lawful, police will tell the landlord to let the tenant back in. If police cannot reach the landlord, the tenant may hire a locksmith and deduct the receipted cost from rent. Retaliation against tenants for organizing or reporting code violations, such as raising rent, shutting off utilities or trying to evict, is also prohibited. Victims of domestic violence or sexual assault may end a lease early, get their deposit back, or split the lease to evict an abuser. Chapter 9-1600's title and number are confirmed by the city's Right to Counsel regulations (https://www.phila.gov/departments/department-of-records/regulations/mdo-regulation---right-to-counsel.pdf); the specific section numbers inside Ch. 9-1600 are not listed here. |
| Required notices/registration | Every rental building needs a Rental License from the Department of Licenses and Inspections (L&I), and the owner must name a managing agent with a Philadelphia mailing address. Owners must also hold a Commercial Activity License, or an Owner-Occupied Housing License if they rent four or fewer units and live in one. At the start of each new lease (not renewals), the landlord must give the tenant a Certificate of Rental Suitability, issued by L&I no more than 60 days before the lease starts, and the 'Partners for Good Housing' handbook. Lead-safe or lead-free certification is required for applicable properties. Buildings with 3 or more units must give tenants the building smoking policy. Landlords must keep a bed bug control plan, disclose infestations in the prior 120 days, and hire pest control within 10 business days of a written complaint. Rental suitability details: https://www.phila.gov/departments/fair-housing-commission/tenant-protections/rental-suitability/. Rental license: https://www.phila.gov/services/property-lots-housing/buy-sell-or-rent-a-property/information-about-renting/get-a-rental-license/. The code section numbers were not confirmed. |
| Habitability/code enforcement & complaint line | The Philadelphia Fair Housing Commission holds hearings on properties alleged to be unsafe or in poor condition, checks that landlords have the required licenses and certificates, and takes complaints about unfair rental practices (walk-ins Monday to Friday, 9 a.m. to 2 p.m.). L&I enforces the Property Maintenance Code. Philadelphia also requires landlords to use the Eviction Diversion Program before filing certain nonpayment evictions (portal: eviction-diversion.phila.gov). Its current requirements could not be read because the portal is a JavaScript app. Source: Phila. Code Ch. 9-800 |
Eviction cases in Philadelphia are heard in: Philadelphia Municipal Court, Civil Division (Landlord-Tenant)
Eviction court, fees and help
Right to a lawyer in eviction cases
Yes, in covered ZIP codes (19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153, 19154) for households at or below 200% FPL. Official source
Local agencies
- Philadelphia Fair Housing Commission — Hears unfair-rental-practice and good-cause complaints and unsafe-condition cases, and verifies rental licenses and suitability certificates.
- Philadelphia Commission on Human Relations — Takes housing discrimination complaints.
- Department of Licenses and Inspections (L&I) — Issues rental licenses and Certificates of Rental Suitability and enforces the property maintenance code.
- Philly Tenant Hotline (Tenant Union Representative Network) — Right to Counsel intake and tenant advice. (267) 443-2500.
Frequently asked questions
What landlord-tenant rules does Philadelphia add on top of Pennsylvania law?
Rent stabilization: Philadelphia has no rent control. However, a landlord may not raise rent or change lease terms in response to a property being cited for a code violation. Under the good-cause rules, a tenant on a lease shorter than one year who refuses a reasonable rent increase can be non-renewed only after notice and a chance to respond.; Just-cause eviction: For leases shorter than one year, including month-to-month, a landlord may not terminate or refuse to renew without 'good cause'. Examples of good cause: habitual non-payment or late payment (not lawful withholding); breach of a material lease term; nuisance; refusing access after written notice; refusing to sign an extension on substantially the same terms; owner or immediate-family move-in; refusing a reasonable rent increase or lease change after notice; and renovations needing a vacant unit, with notice and options. The landlord must give at least 30 days' written notice stating the good-cause reasons, delivered by hand or by first-class mail with proof of mailing. Otherwise the lease automatically renews month to month. Tenants may challenge the notice at the Fair Housing Commission or in court within 15 business days.; Tenant right to counsel: Philadelphia's Right to Counsel law guarantees free legal representation to eligible low-income renters in eviction cases (for example, in Municipal Court), Fair Housing Commission proceedings, and housing subsidy terminations. Eligibility: household income at or below 200% of the federal poverty level and living in a covered ZIP code. Currently covered: 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 and 19154. Immigration status does not matter. Intake is through the Philly Tenant Hotline, (267) 443-2500, or Community Legal Services walk-in.; Lockouts/harassment: Self-help eviction is illegal. Examples: changing, removing or plugging locks; removing or blocking doors or windows; or forcing a tenant out by force or threats. A locked-out tenant should call 911 and ask for a police supervisor, then show proof of residency. If the landlord cannot show the lockout was lawful, police will tell the landlord to let the tenant back in. If police cannot reach the landlord, the tenant may hire a locksmith and deduct the receipted cost from rent. Retaliation against tenants for organizing or reporting code violations, such as raising rent, shutting off utilities or trying to evict, is also prohibited. Victims of domestic violence or sexual assault may end a lease early, get their deposit back, or split the lease to evict an abuser.
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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.