Important: Homzora is a housing research publisher, not a law firm, and nothing on this page is legal advice. This article is general information about the law as published by government and court sources at the time of writing, and it may not reflect later changes or the facts of your situation. Reading it does not create an attorney and client relationship. For advice about your situation, contact a licensed attorney or a legal aid organization in your state.
In the city of Philadelphia, about 327,500 of 679,400 occupied homes, or 48.2 percent, are rented, according to the U.S. Census Bureau’s 2020 to 2024 American Community Survey (Homzora Philadelphia dataset, Table B25003). The median gross rent is $1,397 a month (Homzora Philadelphia dataset, Table B25064). For the many renters here, knowing how an eviction works under Pennsylvania law can make the difference between losing a home on a missed deadline and keeping it.
This guide walks through each stage of a residential eviction in Philadelphia: the notice, the court case, chances to pay and stay, appeals, and removal. It also explains why a landlord cannot lock you out on its own, and where to get free help. Deadlines in eviction cases are short, so if you have received a notice or court papers, contact a lawyer or legal aid office now.
Quick answers
- Notice to quit: 10 days for unpaid rent (Philadelphia Municipal Court, Landlord Tenant pamphlet).
- Eviction Diversion: landlords must take part and generally wait 30 days before filing (City of Philadelphia, Eviction Diversion Program presentation (2026)).
- Hearing: usually 21 to 30 days after filing (City of Philadelphia, Navigating the Eviction Process (2024)).
- Appeal: 10 days (City of Philadelphia, Navigating the Eviction Process (2024)).
The eviction timeline in Philadelphia
| Stage | Timing | Source |
|---|---|---|
| Notice to quit | 10 days for rent; 15 or 30 days for other grounds | Philadelphia Municipal Court, Landlord Tenant pamphlet |
| Eviction Diversion Program | Usually 30 days before the landlord may file | City of Philadelphia, Eviction Diversion Program presentation (2026) |
| Hearing in Municipal Court | Usually 21 to 30 days after filing | City of Philadelphia, Navigating the Eviction Process (2024) |
| Appeal deadline | 10 days after judgment | City of Philadelphia, Navigating the Eviction Process (2024) |
| Alias writ | Available 11 days after the writ of possession issues | City of Philadelphia, Navigating the Eviction Process (2024) |
These are minimum periods in the law. Court schedules, continuances, and appeals often make the real process longer, and a case can move faster if a tenant misses a deadline.
The notice to quit
The Philadelphia Municipal Court’s pamphlet lists the notice periods: 10 days if rent is past due, 15 days if the lease is a year or less and there is a breach or the term has ended, and 30 days if the lease is longer than a year, unless the lease provides that no notice is required (Philadelphia Municipal Court, Landlord Tenant pamphlet).
Eviction Diversion comes first
Before filing, a Philadelphia landlord must take part in the city’s Eviction Diversion Program and generally wait 30 days if the issues are not resolved, or 60 days after the last covered month if the landlord received targeted financial assistance (Philadelphia Municipal Court, Landlord Tenant pamphlet). The landlord must give you a Notice of Diversion Rights and include proof of delivery with the application (City of Philadelphia, Eviction Diversion Program presentation (2026)). Diversion can lead to a payment agreement or rental assistance before any case is filed.
The court case
Cases are filed in Philadelphia Municipal Court, and the hearing is usually 21 to 30 days after filing. Missing the hearing or arriving late leads to a default judgment (City of Philadelphia, Navigating the Eviction Process (2024)). A landlord files the rental license, the Certificate of Rental Suitability, and the notice to quit with the complaint (City of Philadelphia, Navigating the Eviction Process (2024)). A request to postpone must be in writing at least 10 days before trial (Philadelphia Municipal Court, Landlord Tenant pamphlet).
Appeals and paying to stay
Either side has 10 days to appeal to the Court of Common Pleas. To stay in the home during an appeal, a tenant posts the lesser of three months’ rent or the judgment amount and then pays rent monthly. In a nonpayment case, paying the judgment in full before the eviction stops it (City of Philadelphia, Navigating the Eviction Process (2024)).
Removal
If there is no appeal, the landlord can request a writ of possession, and an alias writ can be obtained 11 days after the writ issues. It is served by a landlord tenant officer or the Sheriff, and the eviction must be completed within 180 days of judgment unless extended (City of Philadelphia, Navigating the Eviction Process (2024)).
Lockouts
Self help by a landlord is not permitted: no lock changes, utility shutoffs, or removing your belongings (Philadelphia Municipal Court, Landlord Tenant pamphlet). A locked out tenant should call 911 and ask for a police supervisor (Philadelphia Fair Housing Commission, Unfair rental practices), and police may arrest a landlord who locks out a tenant without an alias writ (City of Philadelphia, Information bulletin on landlord tenant disputes).
Good Cause and free lawyers
For leases of less than one year, including leases that become month to month, a Philadelphia landlord needs good cause to end or not renew the lease and must give at least 30 days’ written notice stating the reason; you can challenge the notice within 15 business days (Philadelphia Fair Housing Commission, Unfair rental practices). Free lawyers are available to tenants at or below 200 percent of the federal poverty level in ten ZIP codes: 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153, and 19154. Contact the Philly Tenant Hotline at 267.443.2500 (City of Philadelphia, Right to Counsel expansion (April 2026)).
Free help in Philadelphia
Community Legal Services helps eligible tenants at 215.981.3700 (Community Legal Services, Eviction process), and the Philly Tenant Hotline is 267.443.2500 (City of Philadelphia, Right to Counsel expansion (April 2026)). For rental assistance, call 211 (211.org).
Fair housing
The federal Fair Housing Act prohibits discrimination in rental terms because of race, color, religion, sex, familial status, national origin, or disability (42 U.S.C. § 3604). HUD accepts complaints (HUD, File a Complaint).
What to do the day you get a notice
- Read the notice and write down the deadline, the amount claimed, and the reason given.
- Check the amount against your own records, and gather receipts or bank statements for every payment.
- Contact a legal aid office or tenant hotline right away, before the deadline passes.
- If you can pay, pay in a way that creates a record, and ask for a written receipt.
- If you need rental assistance, call 211 and ask about emergency rent programs.
- Do not move out or stop paying future rent without advice; either can hurt your case.
Preparing for your hearing
- Arrive early or log in early, and bring photo identification.
- Bring your lease, the notice, your payment records, and photos of any repair problems.
- Bring copies of every message with your landlord, organized by date.
- Write a short timeline of what happened so you can explain it clearly.
- Ask the court about mediation, interpreters, or a self help center if you need them.
Missing a hearing usually leads to a default judgment, so contact the court in advance if you have an emergency.
Talking with your landlord
Many evictions end in an agreement rather than a judgment. If you can catch up on rent over time, propose a specific payment plan in writing. If you plan to move, ask for a written agreement that sets a move out date, says how the deposit will be handled, and says whether the landlord will dismiss the case. Never rely on a verbal promise, and read any court agreement carefully before you sign it.
Common mistakes to avoid
- Ignoring court papers. The case keeps moving whether or not you respond.
- Missing the response deadline. Deadlines in eviction cases are short and strict.
- Paying in cash without a receipt. You may need to prove every payment.
- Leaving belongings behind. Ask how long you have to collect them.
- Assuming a lockout is legal. A landlord generally needs a court process to remove a tenant; see the lockout section above.
Frequently asked questions
How long does an eviction take in Philadelphia?
Diversion usually adds 30 days before filing, the hearing is usually 21 to 30 days after filing, and there is a 10 day appeal period (City of Philadelphia, Eviction Diversion Program presentation (2026); City of Philadelphia, Navigating the Eviction Process (2024)).
Can I stop the eviction by paying?
In a nonpayment case, paying the judgment in full before the eviction stops it (City of Philadelphia, Navigating the Eviction Process (2024)).
What if I am locked out?
Call 911 and ask for a police supervisor (Philadelphia Fair Housing Commission, Unfair rental practices).
Legal notice
Homzora is not a law firm and does not provide legal advice. Laws, court rules, and local programs change, and how they apply depends on your facts. Before you act on anything in this article, confirm the current rules with the court, a licensed attorney, or a legal aid organization.
Sources
- Homzora Philadelphia dataset, Table B25003
- Homzora Philadelphia dataset, Table B25064
- Philadelphia Municipal Court, Landlord Tenant pamphlet
- City of Philadelphia, Eviction Diversion Program presentation (2026)
- City of Philadelphia, Navigating the Eviction Process (2024)
- Philadelphia Fair Housing Commission, Unfair rental practices
- City of Philadelphia, Information bulletin on landlord tenant disputes
- City of Philadelphia, Right to Counsel expansion (April 2026)
- Community Legal Services, Eviction process
- 211.org
- 42 U.S.C. § 3604
- HUD, File a Complaint