Philadelphia / Jurisdiction guide

Philadelphia tenant law explained: which rules apply and where to go

By Homzora Team · September 22, 2026

Philadelphia layers some of Pennsylvania's strongest local tenant protections on top of a fairly limited state law. Those local protections stop at the city line, so the first question for any address is whether it is actually inside Philadelphia.

The state baseline

Pennsylvania's Landlord and Tenant Act of 1951 sets the statewide rules.^[1] It limits security deposits to two months' rent in the first year and one month's rent afterward, requires deposits over $100 to be held in escrow or secured by a bond, and requires interest to be paid to the tenant beginning after the second year.^[2][1] A landlord must return the deposit, less deductions listed in writing, within 30 days after the lease ends or the tenant moves out.^[2][1] A landlord who fails to provide the written list within 30 days loses the right to withhold any part of the deposit, and a tenant who has given a forwarding address in writing can sue for double the amount wrongfully withheld.^[2][1]

The act also sets default notice periods before a landlord can file for eviction: 10 days for nonpayment of rent, 15 days to end a lease of one year or less or of indefinite length, and 30 days to end a lease of more than one year.^[3][1] Pennsylvania allows leases to shorten or waive these notices, so the lease you sign can change what you are entitled to, which is one reason to read the notice and default clauses before signing.^[3][1]

Pennsylvania courts also recognize an implied warranty of habitability in residential leases.^[4] It cannot be waived, and it gives tenants a legal basis to seek repairs or rent reductions when a home becomes unfit to live in.^[5][4] Using it is complicated, so get advice before withholding rent.

Federal law adds protections that apply everywhere, including the Fair Housing Act's ban on discrimination and federal lead paint disclosure rules for pre 1978 housing.^[6]

What Philadelphia adds

Philadelphia has used its home rule powers to adopt a substantial set of tenant protections. The most important are these.

Rental license: Every rental requires a license from the Department of Licenses and Inspections, and no rent may be collected or eviction sought for periods when the landlord lacked one.^[7][5]
Certificate of Rental Suitability: Must be given to the tenant, along with the Partners for Good Housing handbook, at the start of each lease or renewal.^[8][5]
Lead certification: Rentals built before 1978 must be certified lead safe or lead free for new and renewed leases.^[9]
Screening and fees: The Renters' Access Act regulates tenant screening, and since December 2, 2025, application fees are limited to the actual cost of screening and no more than $50.^[10][11]
Deposit installments: Since December 2, 2025, tenants may pay the portion of a deposit above one month's rent in three monthly installments, unless the landlord has two or fewer units.^[11]
Heat: At least 68 degrees from October 1 through April 30 in two family homes, multifamily buildings and rooming houses.^[12]
Anti lockout and anti retaliation rules: Landlords may not change locks, remove doors or windows, or shut off utilities to force a tenant out, and may not retaliate against tenants who report code violations or organize.^[13]

Good cause protections

Philadelphia's good cause rules protect tenants with leases of less than one year, including month to month tenancies.^[14] To end such a lease or refuse to renew it, the landlord must give at least 30 days' written notice stating a good cause reason.^[14][13] Qualifying reasons include a breach of the lease such as repeatedly paying rent late, damage to the unit, refusing access for repairs, refusing to sign a new lease that includes a reasonable rent increase, the owner or an immediate family member moving in, and certain renovations.^[14] A tenant who wants to challenge a notice can file a complaint with the Fair Housing Commission within 15 business days of receiving it and should notify the landlord.^[14] Good cause can also be raised as a defense in court.

Tenants with leases of one year or more are treated differently: the landlord must give at least 10 days' written notice but does not have to state a good cause reason.^[14] The length of the lease you sign affects your protection when it ends. Ask a legal aid organization if you are unsure which rules apply to you.

Eviction diversion and the courts

In Philadelphia, eviction cases are heard in the landlord and tenant division of the Philadelphia Municipal Court. Since the city made its Eviction Diversion Program permanent in December 2021, landlords generally must seek mediation with trained housing counselors and apply for rental assistance before filing for eviction.^[15] City Council reported a success rate of about 93 percent in preventing evictions.^[15]

If a case is filed, free legal help may be available. Philadelphia's Right to Counsel program provides free lawyers to eligible tenants with household incomes at or below 200 percent of the federal poverty level in covered ZIP codes.^[16] In April 2026 the city expanded coverage to ten ZIP codes: 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 and 19154.^[16] Tenants anywhere in the city can contact the Philly Tenant Hotline through phillytenant.org for help.^[16][14]

Only the court can order an eviction. Philadelphia police can restore a tenant who has been illegally locked out if the tenant shows proof of residency and the landlord cannot show legal authority for the lockout.^[13]

The Municipal Court also hears small claims, including security deposit disputes, for amounts under $12,000.^[17]

Protections against discrimination

Philadelphia's Fair Practices Ordinance prohibits housing discrimination based on a broader list of characteristics than federal law, including source of income.^[18] That means a landlord generally may not refuse to rent to you because you will pay part of the rent with a housing voucher or another lawful source of income.^[18] City law also protects victims of domestic violence and sexual assault, who may end a lease early, and it allows a lease to be divided so that an abuser can be removed.^[13] Discrimination complaints can go to the Philadelphia Commission on Human Relations, and federal complaints to the U.S.^[18] Department of Housing and Urban Development.

Rent increases

Philadelphia has no law limiting how much a private landlord can raise the rent.^[19] The timing of an increase is governed mainly by your lease, and the Fair Housing Commission says landlords must give notice and a chance to respond before raising the rent at renewal.^[13] For leases of less than one year, the good cause rules add an important detail: refusing to sign a renewal that includes a reasonable rent increase is one of the listed reasons a landlord can use to end the tenancy.^[14] In practice, that means a landlord can raise the rent at renewal, and a tenant who declines a reasonable increase can be asked to leave. If you think an increase is retaliation for a complaint to the city, or is being used to force you out for a discriminatory reason, seek legal advice promptly.

Where to report problems

Housing conditions: Call or submit a request to Philly311. The Department of Licenses and Inspections handles code violations and prioritizes no heat complaints during heat season.^[12]
Unfair rental practices and good cause disputes: The Philadelphia Fair Housing Commission.
Discrimination: The Philadelphia Commission on Human Relations, and the U.S. Department of Housing and Urban Development.
Lead hazards: The Philadelphia Department of Public Health's lead program.
Legal help: Community Legal Services, Philadelphia Legal Assistance and the Philly Tenant Hotline.

Is the address inside Philadelphia?

The City and County of Philadelphia share the same boundaries, so an address inside the county is inside the city. Nearby communities such as Upper Darby, Cheltenham, Lower Merion, Bensalem and Cherry Hill are outside the city, and Cherry Hill is in New Jersey. None of Philadelphia's local protections apply there. Pennsylvania suburbs follow the state Landlord and Tenant Act and their own local codes, and evictions are heard by magisterial district judges rather than the Philadelphia Municipal Court.^[3] New Jersey has its own, quite different, landlord and tenant law. Use the city's Atlas tool to confirm that a property is in Philadelphia and to see its licensing information. When a listing gives only a neighborhood name or a mailing town, ask for the full street address and check it yourself before you apply.

Renting in the Pennsylvania suburbs

The four Pennsylvania counties that surround Philadelphia, Bucks, Chester, Delaware and Montgomery, contain dozens of separate boroughs and townships. Each can adopt its own rental licensing and property maintenance rules, and some require rental inspections, but none of them are bound by Philadelphia's ordinances. The state Landlord and Tenant Act applies throughout, including its deposit limits and notice periods, and eviction cases are heard by the local magisterial district judge.^[1][3] If you are comparing a Philadelphia apartment with one in the suburbs, do not assume the same protections carry over. Check the municipality's own website for rental licensing and code enforcement, and contact the county's legal aid organization for help with a dispute.

Starting points by neighborhood

Center City, University City, Fishtown and South Philadelphia: All inside the city, so the full set of Philadelphia protections applies. Check the rental license and certificate for each property.
Manayunk and Germantown: Also inside the city. Much of the housing predates 1978, so lead certification is particularly important.
Addresses just over the city line: Confirm the municipality before relying on any Philadelphia rule.

Your completion record

Address confirmed inside Philadelphia
Lease length and good cause coverage
Notice and waiver clauses reviewed
Rental license and certificate checked
ZIP code checked for Right to Counsel
Complaint channels saved

Record the source and date for each item. See the inspection guide for using these rules at a viewing.

This guide is research, not legal advice. Local ordinances change, and your facts matter. Never miss a court date or a response deadline while gathering information.

Sources and official resources

Use the planning tools · All Philadelphia guides