Landlord Knowledge: Philadelphia

Practical, plain-English guides for Philadelphia rental owners, from 2M Property Solutions — managing Philadelphia rentals since 2015. Each topic below has a short explanation and a video.

General information only, not legal advice. Rules change — confirm current requirements with the City, the court, or your attorney before acting.

Landlord-Tenant Court (Philadelphia Municipal Court)

Eviction cases are filed with the Municipal Court Civil Division, 1339 Chestnut Street, 10th floor. The hearing date and courtroom are listed on the complaint.

  • Unpaid rent: first serve the Notice of Diversion Rights and apply to the Eviction Diversion Program; you can file after the 30-day program period if it isn't resolved.

  • Paperwork: lease, current rental license, Certificate of Rental Suitability, lead certification where required, and the Notice to Quit.

  • After judgment: Writ of Possession 10+ days after the hearing; Alias Writ (lockout) 21+ days.

  • No self-help: never change locks, cut utilities or remove a tenant's belongings.

PHA Housing Choice Voucher (Section 8)

  • Lease-up: the voucher holder picks your unit and you complete the Request for Tenancy Approval (RFTA).

  • Approval: PHA inspects the unit and checks that the rent is reasonable for the area.

  • Contract: you sign the lease and a HAP contract; PHA deposits its share every month and the tenant pays the rest.

  • Inspections: yearly. Failed items generally must be fixed within 30 days — 24-hour items the next day — or payments can be held.

Philadelphia Rules Every Landlord Should Know

  • Rental license for every rental unit, kept current — the court and the City check it.

  • Certificate of Rental Suitability and the "Partners for Good Housing" handbook go to every new tenant at lease signing.

  • Lead law: most rentals need a lead-safe or lead-free certification before a tenant moves in.

  • New for 2026: City Council passed new repair, entry-notice and "good cause" rules for landlords. Parts are phasing in and being challenged in court — we track the changes for our owners.

Philadelphia Neighborhoods

Philadelphia is a city of neighborhoods: rowhouse blocks, twins, small multi-family buildings and high-rises. Rents, tenant demand and building age change block by block, so pricing, screening and maintenance plans should be local. The video below shows the range of locations we work in across the city.

Utilities: PECO, PGW & Water

In Philadelphia, who pays a utility bill — and in whose name the account is — matters to the owner:

  • Water (PWD): an unpaid water bill can become a lien on the property, even when the tenant used the water. Check it every month.

  • Gas (PGW): PGW can also lien a property for gas debt; its landlord notification program warns owners when a tenant falls behind.

  • Electric (PECO): move service into the tenant's name at move-in and keep the meter accessible.

  • Spell out utility responsibility in the lease. Shutoffs at tenant-occupied homes follow special notice rules.

Request a Proposal

2M Property Solutions, LLC

1143 Medway Rd, Philadelphia, PA 19115

Phone: 215-290-2628
Email: 2m@2mpropertysolutions.com

Licensed by the Pennsylvania State Real Estate Commission — Broker Multi-Licensee, license RM426147; broker of record Tobias L. Biddle. Insured. Equal Housing Opportunity.