Got a 10-day notice for unpaid rent?

What this paper is, and what it is not

Pennsylvania law generally lets a landlord give a notice to quit when rent is not paid. A notice to quit is a paper that tells you to leave. For unpaid rent, it generally gives you 10 days. People also call it a notice to pay or quit, or an eviction notice.

• It is not a court order. Only a judge can order an eviction.
• It does not mean you must be out in 10 days. Your landlord generally still has to take the steps below first.
• It does not mean you have lost. You may be able to pay, make a plan, or raise a defense. You can get free help.

The dates that matter

• Unpaid rent: the notice generally gives you 10 days.
• Other reasons, like the end of a lease: generally 15 days if your lease is 12 months or less. Generally 30 days if it is longer than 12 months.
• Many Philadelphia leases have a line where the tenant gives up (waives) this notice. If yours does, your landlord may not have to give it. Read your lease, or ask for help with it.

These time limits come from Pennsylvania law. They are still being checked with legal partners. How the days are counted may matter. So may the day the count starts. Write down the day you got the notice. Then confirm your dates with the Philly Tenant Hotline.

What generally happens next in Philadelphia

In Philadelphia, a landlord generally must take part in the Eviction Diversion Program before going to court. It is a free program. You and your landlord can try to work things out there, such as a payment plan.

If that does not settle things, your landlord may file a case in Municipal Court. You would then generally get court papers with a hearing date. Go to your hearing. Bring this notice, your lease, and proof of any rent you paid.

To evict, your landlord also generally needs a valid rental license. They also need a Certificate of Rental Suitability. StayTenant can show the rental license records the City has for your address.

If you complained before you got the notice

Sometimes a rent notice comes soon after a tenant complains. Maybe they asked for repairs, called L&I (the City's inspections office), or joined a tenant group. City law generally bars a landlord from punishing you for a complaint. This is called retaliation. Even when rent is owed, the timing may matter. Tell your legal helper about any complaint you made.

New City rules are reported to start on November 1, 2026. They cover a notice that comes within 12 months after a violation was found at your home. They also cover a notice that comes within 12 months after you used a legal right, such as making a complaint. Then your landlord may have to prove the notice was not payback.

If you think the notice is payback, you may be able to challenge it. You would do this at the Fair Housing Commission, a free City office. Tenant advocates report that you have 15 days after you get the notice to file. Once your landlord files a case in court, the Commission can no longer take your complaint. This deadline is still being checked, so confirm it with legal help.

What to do today

1. Do not ignore the notice. Do not move out just because of it.
2. Keep the paper. Take a photo of every page. Write down the date you got it and how it came: by hand, by mail, or left at your door.
3. Gather proof of rent you paid: receipts, bank records, money order stubs, or texts.
4. Call the Philly Tenant Hotline at 267-443-2500. Ask what your notice means, and if a payment plan may help.
5. If you complained before the notice, start your clock with StayTenant. It counts your days. It also gathers dated City records for your address.

Common questions

Do I have to move out in 10 days?

Not generally. The notice is not a court order. Only a judge can order an eviction. In Philadelphia, your landlord generally must go through the Eviction Diversion Program before going to court. Call the Philly Tenant Hotline to check your dates.

Can I still pay the rent I owe?

You can ask. The Eviction Diversion Program is meant to help you and your landlord make a deal, such as a payment plan. Talk with the Philly Tenant Hotline before you sign anything.

My lease says I give up the notice. What does that mean?

Many Philadelphia leases have a waiver. That is a line where the tenant gives up the right to a notice to quit. If your lease has one, your landlord may be able to skip the notice. But your landlord generally still has to go to court before you can be made to leave. Ask for legal help to check your lease.

What if my landlord already filed in court?

The Fair Housing Commission may no longer take your case. But you still have options. Call the Philly Tenant Hotline. Keep every paper you get. Bring proof of your complaints to court. Also bring proof of your landlord's rental license status.

Related pages

• Notice to quit: 15 or 30 days
• The Eviction Diversion Program
• Court papers and your hearing in Municipal Court
• Philadelphia tenant rights: an overview