Philadelphia, Pennsylvania · City renter rules · Updated Oct 2026

Philadelphia Tenant Rights: Just Cause, Evictions (2026)

What is different for renters in Philadelphia compared with Pennsylvania state law: just cause for eviction, eviction protections and repairs. In plain English from official city sources.

Short answer

Philadelphia has no rent control, but it adds protections Pennsylvania law does not have. If your lease is shorter than one year (including month-to-month), your landlord needs a 'good cause' to end or not renew it. Before filing an eviction your landlord must go through the city's Eviction Diversion Program. Low-income tenants in some ZIP codes get a free lawyer.

Rent control
No city rent cap
Just cause for eviction
Required (city rule)
Relocation payments
No city rule
Free lawyer in eviction cases
Yes, for eligible tenants

Rent control in Philadelphia

Philadelphia has no rent control of its own. Pennsylvania law: No statewide rent control or rent cap.

Just cause for eviction in Philadelphia

The rule
For leases shorter than one year, including leases that turned month-to-month, your landlord cannot end or refuse to renew without good cause, such as repeated non-payment or late payment, breaking a material lease term, nuisance, serious damage, refusing access after written notice, refusing to sign a renewal on similar terms, the owner or a close family member moving in, refusing a reasonable rent increase after notice, or renovations that need the unit empty. The landlord must give at least 30 days' written notice stating the reason, by hand or first-class mail with proof of mailing; otherwise the lease renews month to month. You can challenge the notice at the Fair Housing Commission or in court within 15 business days. A landlord also cannot raise rent or end a lease because the property was cited for a code violation.
Law
Philadelphia Code § 9-804 (Unfair Rental Practices)

Relocation payments in Philadelphia

Philadelphia has no general relocation payment rule.

Security deposits in Philadelphia

Philadelphia adds no deposit rules of its own; Pennsylvania law applies: deposit limit 2 months' rent (with exceptions), returned within 30 days. Security deposit law in Pennsylvania

Repairs and complaints in Philadelphia

Report unsafe conditions to the Department of Licenses and Inspections through 311. The Fair Housing Commission holds hearings on properties that are unsafe or in poor condition and checks that landlords have the required licenses. When you sign a new lease, the landlord must give you a Certificate of Rental Suitability (confirming a rental license, no outstanding maintenance issues or fire code violations, working smoke detectors and fire extinguishers) and the Partners in Good Housing handbook, and must certify the unit lead-safe or lead-free where the lead law applies.

Eviction protections in Philadelphia

Eviction Diversion Program: before filing an eviction case your landlord must send you a Notice of Diversion Rights and take part in the city's free diversion program (housing counseling, mediation, rental help); call (215) 334-4663 if you hear nothing within 7 days. Right to Counsel: free lawyers for eviction, lease termination and PHA subsidy termination cases if your income is at or below 200% of the federal poverty level and you live in ZIP 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 or 19154 (immigration status does not matter). Call the Philly Tenant Hotline (267) 443-2500. Lockouts, utility shut-offs and other self-help evictions are illegal: call 911 and ask for a police supervisor.

Other Philadelphia rules

  • Victims of domestic violence or sexual assault may end a lease early and get their deposit back, or split a lease to evict an abuser.
  • Retaliation for joining a tenant group or reporting code violations is illegal; file a complaint with the Fair Housing Commission.

Pennsylvania law that also applies

City rules add to state law. Where they differ, the stronger protection usually applies; if you are unsure, ask the city agency below.

Deposit limit
2 months' rent (with exceptions)
Deposit back within
30 days
Notice for unpaid rent
10 days
Notice before entry
No statute
Rent increase notice
No statute.

Where to get help in Philadelphia

Free tools

These tools use Pennsylvania state law. Philadelphia's rules above may give you more time or more money.

Deposit calculator

Check Pennsylvania's deadline to return your deposit.

Eviction notice timeline

See the dates under Pennsylvania law.

Repair request letter for Pennsylvania

Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.

Your letter is made in your browser. Nothing you type is sent to us or anyone else.

The name on your lease or rent receipts.

What needs repair? (required)

Your state's rule on repair requests is shown below the form.

Pennsylvania's rule on asking for repairs:Ask in writing and keep a copy. Report serious problems to your local code enforcement or health department. No statute sets a deadline for the landlord.

Dates, rooms and how the problem affects you. This text goes into the letter as written.

Questions about renting in Philadelphia

Is there rent control in Philadelphia?

Philadelphia has no rent control of its own. Pennsylvania law: No statewide rent control or rent cap.

Does my landlord need a reason to evict me in Philadelphia?

For leases shorter than one year, including leases that turned month-to-month, your landlord cannot end or refuse to renew without good cause, such as repeated non-payment or late payment, breaking a material lease term, nuisance, serious damage, refusing access after written notice, refusing to sign a renewal on similar terms, the owner or a close family member moving in, refusing a reasonable rent increase after notice, or renovations that need the unit empty. The landlord must give at least 30 days' written notice stating the reason, by hand or first-class mail with proof of mailing; otherwise the lease renews month to month. You can challenge the notice at the Fair Housing Commission or in court within 15 business days. A landlord also cannot raise rent or end a lease because the property was cited for a code violation.

What eviction protections does Philadelphia have?

Eviction Diversion Program: before filing an eviction case your landlord must send you a Notice of Diversion Rights and take part in the city's free diversion program (housing counseling, mediation, rental help); call (215) 334-4663 if you hear nothing within 7 days. Right to Counsel: free lawyers for eviction, lease termination and PHA subsidy termination cases if your income is at or below 200% of the federal poverty level and you live in ZIP 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 or 19154 (immigration status does not matter). Call the Philly Tenant Hotline (267) 443-2500. Lockouts, utility shut-offs and other self-help evictions are illegal: call 911 and ask for a police supervisor.

How do I report repair problems in Philadelphia?

Report unsafe conditions to the Department of Licenses and Inspections through 311. The Fair Housing Commission holds hearings on properties that are unsafe or in poor condition and checks that landlords have the required licenses. When you sign a new lease, the landlord must give you a Certificate of Rental Suitability (confirming a rental license, no outstanding maintenance issues or fire code violations, working smoke detectors and fire extinguishers) and the Partners in Good Housing handbook, and must certify the unit lead-safe or lead-free where the lead law applies.

Sources

Last checked: Oct 2026.

Other cities with their own rules