Got an eviction notice in Philadelphia?

What this paper is, and what it is not

Landlords call this paper by many names. It may be an eviction notice, a notice to quit, or a notice to vacate. It may be a letter that says your lease will not be renewed. It tells you that your landlord wants you to leave, or wants to end your lease.

• It is not a court order. Only a judge can order an eviction.
• It does not mean you have to be out by the date on the paper. Your landlord generally still has to take the steps below.
• It does not mean you have lost. You may be able to challenge it. You can get help.

What generally happens next in Philadelphia

In Philadelphia, a landlord generally must take part in the Eviction Diversion Program before going to court. This free program gives you and your landlord a chance to work things out first.

If that does not settle things, your landlord may file a case in Municipal Court. Then you will generally get court papers with a hearing date. Read them right away. Go to your hearing. Bring this notice and any proof you have.

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

Philadelphia law generally bars a landlord from ending or changing your lease as payback for a complaint. This is called retaliation. Some examples may include the acts below.

• Filing a complaint with L&I (the City's inspections office).
• Joining a tenant group.
• Helping with a City investigation.
• Talking with a City Council member or a reporter about your home.
• Speaking in good faith with government officials, or testifying in court.

Some of these protections are new. They are reported to start on November 1, 2026.

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. Keep the paper. Take a photo of every page, front and back.
2. Write down the date you got it. Write down how it came: by hand, by mail, or left at your door.
3. Call the Philly Tenant Hotline at 267-443-2500. Ask what your notice means for you.
4. If you complained before the notice, start your clock with StayTenant. It counts your days. It also gathers dated City records for your address.
5. Keep every paper you get from your landlord or the court in one place.

Common questions

Does a notice mean I am being evicted?

No. A notice is not a court order. Only a judge can order an eviction. Landlords generally must go through the Eviction Diversion Program before going to court. You can stay in your home while you get help.

How long do I have to act?

It depends on the notice. Do you think it is payback for a complaint? Tenant advocates report that you have 15 days after you get it to file with the Fair Housing Commission. This is still being checked. Other deadlines may apply. Call the Philly Tenant Hotline to confirm your dates.

What is the Fair Housing Commission?

It is a City of Philadelphia office. It hears tenant complaints about unfair rental practices. One example is a notice that may be payback for a complaint. Filing is free, and you do not need a lawyer to file.

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

• 10-day notice for unpaid rent
• Notice to quit: 15 or 30 days
• Your lease is not being renewed
• The Eviction Diversion Program
• Court papers and your hearing in Municipal Court
• Philadelphia tenant rights: an overview