Philadelphia Evictions 2025: What Landlords MUST Know (With Eviction Attorney Insight)

Key Takeaways

• Evictions in Philadelphia can be complicated.
• There are many aspects of vacating a tenant that landlords need to be educated on before proceeding with an eviction.
• A professional property management team can assist with knowledge and advice about evictions in Philadelphia.

Being a landlord in Philadelphia is not for the faint of heart. Between licensing requirements, lead certification, eviction protocols, and tenant protections, staying compliant with city regulations can feel like a full-time job. We recently sat down with attorney Len Myers—who’s been guiding landlords through this maze for over 25 years—for a deep dive into what property owners need to know to protect their investments and operate within the law. Watch the discussion above or continue reading this summary by TrustArt Realty to keep learning.

Documentation is Everything

If there’s one crucial point to remember, it’s this: document everything. Whether you're scheduling inspections, attempting repairs, or trying to regain access to the property, you need proof.

In eviction court, it’s not just about who’s right—it’s about what you can show. Always bring your full file: lease agreements, communication logs, rental licenses, certificates of rental suitability, lead-safe certificates, and proof of repairs. Even if you think a document isn’t relevant, bring it.

Timely Repairs Matter

Neglecting essential repairs, especially related to heat, water damage, or pest infestations, is one of the biggest missteps landlords make.

• Heat in winter: Fix immediately. Judges show no leniency here.
• Pest control: For multifamily units, landlords are fully responsible. In single-family homes, tenants may be responsible—but only after the landlord delivers the property pest-free.
• Cosmetic issues: These may allow a 30-day buffer, but quicker is always better.
• Leaks and plumbing: Aim to resolve within a week or less, especially if it affects habitability.

If you can’t access the property to complete necessary repairs (e.g., a tenant won’t let you in), document all your attempts and notify both the city and the court.

License and Certification Requirements

To legally file for eviction and collect unpaid rent in Philadelphia, landlords must have a:

1. Rental License
2. Certificate of Rental Suitability
3. Lead-Safe Certificate (for properties built before 1978)

No license = no rent. If your license expires mid-lease, you cannot recover rent during that unlicensed period. Similarly, without lead certification, a tenant could sue to recover past rent, even if they’ve already paid.

Pro tip: At lease signing, have tenants sign and date all required documents. Keep them in your file. It’s far easier than chasing signatures six months down the line.

Rental Court vs. Ejectment

There are two paths for removing someone from your property:

• Eviction (Municipal Court) is for tenants with whom you have a lease.
• Ejectment (Court of Common Pleas) is for squatters or unauthorized occupants with no landlord-tenant relationship.

Eviction is quicker and cheaper—if you have the proper documentation. If not, expect delays and possible dismissal.

Handling Utility Bills

In multifamily buildings with one water meter (the Philadelphia norm), you legally cannot charge tenants for water unless each unit is separately metered. However, some judges may allow water cost sharing if the lease specifies it.

That said, the safer approach is to build the water cost into the rent. This avoids court complications and ensures the bill gets paid—because regardless of who uses the water, unpaid water bills become liens on the property. For single-family homes, landlords can bill tenants directly for water, but should still keep the account in their own name to retain control.

Never Use “Self-Help” Eviction

Turning off utilities or removing doors to force a tenant out is illegal and can backfire badly. It’s considered constructive eviction, and judges take it seriously. You could be fined, ordered to restore services, and even face lawsuits. Always go through the proper legal process.

Security Deposits and Utility Debt

If a tenant vacates owing unpaid utility bills—and the lease clearly assigns them responsibility—you can deduct the balance from their security deposit. Again, documentation is critical. Make sure the lease specifies the tenant’s utility obligations and retain copies of all bills.

Common Mistakes to Avoid

The biggest mistakes landlords make include:

• Renting without all legal documents in place
• Failing to renew rental licenses or obtain lead certifications
• Ignoring repair requests or delaying responses
• Trying to navigate complex legal procedures without proper knowledge

Philadelphia’s housing laws are strict, and a small oversight can cost months of unpaid rent—or worse, open you to litigation.

When to Hire an Attorney

A decade ago, you might have been able to handle evictions solo. This is not the case nowadays. With evolving programs like the Eviction Diversion Program, shifting city enforcement, and complex documentation requirements, it’s crucial to hire an attorney unless you're thoroughly experienced. A missed form or step could delay your case by months—costing far more than an attorney’s fee.

Final Advice for New Landlords

• Treat it like a business: Being a landlord is not just passive income. It's a job.
• Hire a property manager if you're not ready to handle repairs, compliance, or court appearances.
• Never let a tenant move in without a complete file of signed documents and certificates.

Learn More

Applications are now open for the Jumpstart Northeast Philly program, running this September. Gain practical real estate knowledge from lenders, contractors, zoning experts, and more. Space is limited, so don’t wait, apply now through TrustArt Realty!