Ending a tenancy in Philadelphia already takes more steps than elsewhere in Pennsylvania, and on November 1, 2026, it gets more demanding. A new ordinance extends “good cause” protections to leases of every length. Here’s what landlords need to know.
The Eviction Diversion Program (EDP): required before filing
Under Philadelphia Code § 9-811, while the City runs its mandatory pre-filing diversion program, a landlord has no lawful basis to evict a residential tenant unless the landlord has:
- Sent the tenant a Notice of Diversion Rights in writing, by hand delivery or by mail with proof of mailing, using the City’s form
- Enrolled in the Eviction Diversion Program, and
- Participated in good faith for at least 30 days
The only exception is an imminent threat of harm, including physical harm or harassment. A 2024 amendment removed the program’s expiration date (Bill No. 240245). If a landlord skips these steps, the tenant can raise it as a defense, the court may dismiss the case on its own, and the tenant can’t waive the requirement.
How it works in practice: You send the Notice of Diversion Rights and apply online at the EDP portal, uploading proof of delivery (for example, a photo of the dated notice with a stamped, addressed envelope). Once your application is approved, the 30-day program period begins: mediation, rental assistance, or direct negotiation. If it isn’t resolved and you participated in good faith, you may file on day 31 (City EDP landlord presentation, Jan. 2026). Municipal Court guidance adds that a landlord who receives Targeted Financial Assistance through EDP must wait 90 days after the last covered month before filing (Phila. Municipal Court).
Good Cause today: leases under one year
Since 2019, § 9-804(12) has required good cause to end or decline to renew a lease of less than one year, including month-to-month tenancies. Good cause includes:
- Habitual nonpayment or habitual late payment
- Material lease breach
- Nuisance activity
- Substantial damage beyond normal wear and tear
- Refusing access after written notice
- Refusing to sign an extension on materially the same terms
- An owner or immediate family member moving in
- Refusing a proposed rent increase or lease change (specific notice steps apply)
- Vacant-unit renovations (60 days’ notice, return of the security deposit, and a right to return at market rent)
The landlord must give written notice stating the good cause on the same schedule as a rent-increase notice. If the landlord doesn’t, the lease renews month-to-month. Tenants can challenge the notice at the Fair Housing Commission or in court within 15 business days (phila.gov: Unfair rental practices).
What changes on November 1, 2026
Bill No. 250330-AA, signed May 7, 2026, amends § 9-804 effective November 1, 2026:
- Good cause applies to any lease, not just leases under one year.
- The trigger is broader. Good cause is required before you take “any action to terminate a tenancy.” That includes serving a notice to vacate, non-renewal, or termination; serving a Notice of Diversion Rights under § 9-811; and filing an eviction or other action for possession (ejectment actions excepted).
- New good-cause grounds include cause under 68 P.S. § 250.501(a)(2) or (3), the state Landlord and Tenant Act provisions covering forfeiture for breach of lease conditions and failure to pay rent due after demand. Another new ground is a bona fide sale to a buyer who will live in the unit, which requires the signed sale agreement, the buyer’s statement, and at least 60 days’ notice.
- Notice timing. The written notice must state the basis “with reasonable specificity.” It follows the rent-increase schedule in § 9-804(11): at least 60 days for tenancies of one year or more and 30 days for shorter ones, by hand delivery or first-class mail with proof of mailing.
- An exception applies when a court finds the landlord has lived in the same unit as their primary residence since the tenancy began.
- Stronger remedies. Retaliation protections expand, and courts can award damages or $1,000 per violation, up to triple punitive damages for willful violations, attorney’s fees, and even rental license suspension.
Other guardrails to keep in mind
- Lockouts are illegal. Self-help evictions that violate the City’s Prohibition Against Unlawful Eviction Practices (§ 9-1603) are also unfair rental practices under § 9-804(13).
- Filing paperwork. Starting November 1, 2026, you must give the tenant and the court a Certificate of Rental Suitability issued within 30 days, and attach your license, CRS copies, and code violations to the filing (Bill No. 250329-AA). Pre-1978 properties also need the lead certification (§ 6-809(4)).
- State notice to quit. Pennsylvania’s notice periods in 68 P.S. § 250.501 still apply.
FAQ
Do I have to use EDP for a lease violation that isn’t about rent?
Section 9-811 applies to evictions generally. The only exception is an imminent threat of harm.
After November 1, can I simply not renew a one-year lease?
Not without good cause and proper written notice. Otherwise, the lease renews month-to-month.
Is nonpayment still good cause?
Yes. Habitual nonpayment is listed, and the amendment adds nonpayment after demand under state law.
Get help before you send a notice
One notice sent the wrong way can reset your timeline. JG Real Estate’s Philadelphia property management team helps owners of roughly 2,000 units stay on top of renewals, notices, and deadlines. Visit our Philadelphia property management page or call 215.467.4100.
More in this series: Philadelphia Rental License and CRS guide · Lead safe and lead free certification · Renters’ Access Act tenant screening rules · Year-round landlord compliance checklist
Sources: Phila. Code § 9-811 · Bill No. 240245 · Phila. Code § 9-804 · Bill No. 250330-AA · Bill No. 250329-AA · EDP Landlord Presentation (Jan. 2026) · Municipal Court L-T filing info · Unfair rental practices (phila.gov) · 68 P.S. § 250.501
