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). Every one of those renters is entitled to a home that meets basic standards for safety and health under Pennsylvania law.
This guide explains what repairs a landlord in Philadelphia must make, how to give notice the right way, which remedies the law allows, such as repair and deduct, rent escrow, or ending the lease, and which steps can backfire, such as withholding rent where the law does not allow it. It also lists where to report unsafe conditions.
Quick answers
- Warranty: every Pennsylvania lease includes an implied warranty of habitability (Housing Equality Center of Pennsylvania, Repairs).
- Heat: at least 68 degrees from October through April in Philadelphia (Housing Equality Center of Pennsylvania, Repairs).
- Inspections: call 311 for Licenses and Inspections (City of Philadelphia, Report a problem with a property).
- Certificate: landlords must give a Certificate of Rental Suitability (City of Philadelphia, Certificate of Rental Suitability).
The warranty of habitability
Every Pennsylvania residential lease, written or oral, includes a promise that the home is safe, sanitary, and healthful. You cannot waive it, and an as is clause does not remove it. It covers serious defects, such as no heat, no water, infestations, leaks, or dangerous wiring, not cosmetic problems. Philadelphia requires heat of at least 68 degrees from October through April (Housing Equality Center of Pennsylvania, Repairs).
Your remedies
Each remedy requires written notice to the landlord and a reasonable time to repair first. The options include ending the lease and moving out, withholding rent, with escrow strongly recommended, repair and deduct, best for repairs that cost less than a month’s rent, or suing (Housing Equality Center of Pennsylvania, Repairs). A Philadelphia legal aid flyer advises escrowing rent only for serious problems and limiting repair and deduct to estimates that do not exceed one month’s rent (Philadelphia Legal Assistance, Repair issues flyer).
Philadelphia steps
Send a written repair request, then call 311 for an inspection by Licenses and Inspections, or use the 311 online form (City of Philadelphia, Report a problem with a property). Before you move in, a Philadelphia landlord must give you a Certificate of Rental Suitability, which requires no outstanding violation notices and working smoke detectors (City of Philadelphia, Certificate of Rental Suitability). If a landlord shuts off utilities, threatens a lockout, or asks you to leave after you complain, you can file with the Fair Housing Commission (Philadelphia Fair Housing Commission pamphlet). Note that the Municipal Court cannot order a landlord to make repairs (Philadelphia Municipal Court, Landlord Tenant pamphlet).
Free help in Philadelphia
Community Legal Services helps eligible tenants at 215.981.3700 (Community Legal Services, Eviction process). For other 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).
How to write a repair request
A clear written request is the foundation of every remedy in this guide. Date it, describe the problem and where it is, say when it started, attach photos, and ask for a repair by a specific reasonable date. Keep a copy and proof of delivery.
Date: 2026. To: [landlord or manager]. Re: Repairs needed at [address, unit]. I am writing to request repair of the following: [describe each problem, its location, and when it began]. Photos are attached. This affects [heat, water, safety, or use of the unit]. Please make the repairs by 2026 and let me know when you will need access. Sincerely, [name, phone].
Emergency or routine?
Problems such as no heat in cold weather, no water, a gas smell, sparking wiring, sewage backups, or a broken exterior lock are emergencies that usually carry shorter deadlines and may justify calling the city right away, or 911 if anyone is in danger. A dripping faucet or a worn carpet is routine. Label your request clearly so the landlord knows which kind it is, and follow up in writing if the problem worsens.
Mistakes to avoid
- Only calling. A phone call rarely proves notice; follow up in writing.
- Stopping rent without following the rules. Unlawful withholding can lead to an eviction.
- Making repairs yourself without checking the limits. Many states cap repair and deduct or require a licensed contractor.
- Refusing access. Let the landlord in at reasonable times with proper notice to make the repair.
- Throwing away damaged property. Photograph it first; it may be evidence.
Document the problem
- Take dated photos and video when the problem starts and as it changes.
- Keep a log of every contact with the landlord, including dates and names.
- Save receipts for anything you spend because of the problem, such as space heaters, hotel stays, or spoiled food.
- Keep copies of inspection reports and notices from the city.
- Note any health effects and any days you could not use part of the home.
Mold, pests, and leaks
Moisture problems tend to spread, so report leaks and visible mold quickly and in writing. Keep the area ventilated, avoid covering mold with paint, and ask the landlord how the source of the moisture will be fixed rather than only the visible damage. For pests, ask what treatment will be used and when, and follow any preparation instructions so the treatment works.
When conditions make you want to move
If the landlord will not make serious repairs, moving out may feel like the only option, but leaving without following your state’s rules can leave you owing rent. Use the notice procedure described above, keep copies, and get advice before you move. If you do leave, photograph the unit, return the keys, and give a forwarding address in writing.
Renter’s insurance
A landlord’s insurance generally covers the building, not your belongings. If a leak, fire, or break in damages your property, renter’s insurance may cover it regardless of whose fault it was. Review your policy for water damage and mold exclusions, and report losses promptly with photos and receipts.
Working with a code inspector
A city or county inspection creates an independent record of the problem. Be home for the visit if you can, point out every issue, and ask the inspector how the landlord will be notified and when a reinspection will happen. Ask for a copy of the report or the case number, and keep it with your repair records. If the landlord fixes only part of the problem, tell the inspector before the reinspection.
Repairs and your security deposit
Problems that you reported and the landlord did not fix should not be charged to you when you move out. Keep your written repair requests and photos until your deposit is fully returned, and point to them if the landlord tries to deduct for the same damage.
Accessibility changes
The federal Fair Housing Act makes it unlawful to refuse to let a tenant with a disability make reasonable modifications needed to fully use the home, at the tenant’s expense, and to refuse reasonable accommodations in rules and policies (42 U.S.C. § 3604). Put the request in writing and explain what change is needed.
Following up when nothing happens
- Send a second written request that refers to the first one and its date.
- Ask for a specific date when the repair will be made.
- Contact the local code enforcement office and request an inspection.
- Call a legal aid office or tenant hotline before using any remedy that involves rent.
- Keep living in the home and paying rent as the law requires while you follow these steps.
Frequently asked questions
Can I withhold rent in Philadelphia?
Withholding is a recognized remedy after written notice, with escrow strongly recommended (Housing Equality Center of Pennsylvania, Repairs).
How warm must my home be?
At least 68 degrees from October through April (Housing Equality Center of Pennsylvania, Repairs).
Who inspects rentals?
Licenses and Inspections, through 311 (City of Philadelphia, Report a problem with a property).
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
- Housing Equality Center of Pennsylvania, Repairs
- City of Philadelphia, Report a problem with a property
- City of Philadelphia, Certificate of Rental Suitability
- Philadelphia Legal Assistance, Repair issues flyer
- Philadelphia Fair Housing Commission pamphlet
- Philadelphia Municipal Court, Landlord Tenant pamphlet
- Community Legal Services, Eviction process
- 211.org
- 42 U.S.C. § 3604
- HUD, File a Complaint