Is your landlord not renewing your lease?

What this letter is, and what it is not

A non-renewal letter says your landlord will not offer you a new lease when this one ends. It may come as a short letter, an email, or a notice to quit.

• It is not a court order. Only a judge can order an eviction.
• It does not end your right to stay by itself. Your landlord generally still has to take the steps below.
• It may not be valid if it does not give a fair reason. You can get help to check it.

Good cause: a fair reason, in writing

Good cause means a reason the law accepts for ending a tenancy. Unpaid rent and a serious break of the lease are two examples. New City rules are reported to start on November 1, 2026. Under them, a landlord generally needs good cause to end or not renew any lease, however long it is. The landlord must give the reason in writing.

What if your landlord does not give proper written notice of good cause? Then the lease generally renews month to month, unless you choose to leave.

These rules generally do not apply if your landlord lives in the same unit as their main home. Before November 1, 2026, good cause covered fewer leases. Ask for help if your letter came earlier.

The dates that matter

• November 1, 2026: the new good-cause rules are reported to start.
• A sale can count as good cause if the buyer will live in the home. The buyer generally must plan to move in within 90 days of closing. You generally must get at least 60 days' notice that the lease will not be renewed.
• If the letter is a notice to quit, Pennsylvania law generally gives 15 days for a lease of 12 months or less. It generally gives 30 days for a longer lease.

What generally happens next

If you stay after the lease ends, your landlord cannot just put you out. They generally have to take part in the Eviction Diversion Program first. Then they may file a case in Municipal Court. A judge decides.

Do you think the letter lacks good cause? You may be able to challenge it at the Fair Housing Commission before your landlord goes to court. If you miss that step, you may still be able to raise it in court.

If you complained before you got the letter

Did you complain about repairs, call L&I (the City's inspections office), or join a tenant group before the notice came? Then the notice may be payback. City law generally bars a landlord from punishing you for a complaint. This is called retaliation.

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. 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.
2. Look for the reason. Write down if the letter gives one, and what it says.
3. Find your lease and note the date it ends.
4. Call the Philly Tenant Hotline at 267-443-2500. Ask what your notice means for you.
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

Can my landlord refuse to renew my lease for no reason?

New City rules are reported to start on November 1, 2026. Under them, a landlord generally needs good cause, a reason the law accepts. The landlord must put it in writing. Some exceptions apply, such as a landlord who lives in the unit. Ask for legal help to learn what applies to your lease.

What happens if I do not get proper notice?

Without proper written notice of good cause, the lease generally renews month to month. That is true unless you choose to leave.

My landlord says they are selling. Do I have to leave?

Not right away. A sale to a buyer who will live in the home can count as good cause. But you generally must get at least 60 days' notice. And your landlord generally still needs a court order to make you leave. Call the Philly Tenant Hotline to check your dates.

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.

Related pages

• Notice to quit: 15 or 30 days
• Got an eviction notice? What it means and what happens next
• The Eviction Diversion Program
• Philadelphia tenant rights: an overview