The Philadelphia eviction process follows strict legal procedures that landlords must follow exactly. Failing to follow the correct steps can delay eviction by months and expose you to tenant counterclaims. This guide walks through each step, from notice to writ of possession.
Grounds for Eviction in Philadelphia
Landlords can evict tenants for nonpayment of rent, lease violations, property damage, nuisance behavior, or expiration of a lease term. Philadelphia's good cause eviction rules require landlords to have a valid legal reason — not just a desire to reclaim the property.
Step 1: Serve the Proper Notice
Before filing in court, you must serve the tenant with written notice:
- Nonpayment of rent: 15-day notice to quit (no cure period)
- Lease violation: 15-day notice describing the violation
- End of lease: 30-day notice for month-to-month tenancies
- Nuisance or illegal activity: Immediate notice in some cases
Step 2: File with Municipal Court
If the tenant does not comply with the notice, file a Landlord-Tenant Complaint with Philadelphia Municipal Court. The filing fee is approximately $85. The court will schedule a hearing within 10-15 days.
Step 3: Attend the Hearing
Both parties present their case at the hearing. The judge may rule immediately or continue the hearing. If the landlord wins, the court issues a judgment for possession.
Step 4: Writ of Possession
After 21 days from the judgment, if the tenant has not moved, you can request a Writ of Possession. A sheriff or landlord-tenant officer will execute the writ to remove the tenant.
Philadelphia Eviction Diversion Program
Philadelphia operates an eviction diversion program that requires landlords and tenants to attempt mediation before proceeding to a hearing. The program connects tenants with rental assistance and housing counseling. Participation is mandatory in many cases.
Good Cause Eviction in Philadelphia
Philadelphia's good cause eviction ordinance limits when landlords can terminate or non-renew a lease. Valid causes include nonpayment, lease violations, owner move-in, sale of the property, or major rehabilitation. Landlords cannot evict without good cause, and retaliation for tenant complaints is prohibited.
Important Rules to Follow
- Never use self-help eviction (changing locks, shutting off utilities) — this is illegal
- Keep copies of all notices and court filings
- Ensure your rental license is current before filing
- Consider working with an attorney for complex cases
Need Help with a Difficult Tenant?
TCS Property Management handles evictions, compliance, and tenant relations for Philadelphia rental property owners. Contact TCS for professional property management support.