Tenant problem guidance for independent landlords
Handle it correctly.
Navigate non-payment, lease violations, and eviction in Philadelphia where tenant protections are among the strongest in the country. One misstep can cost you weeks and thousands.
Philly Metro
guidance tuned to your region
90-120 days
typical eviction process
Strong protections
Philly tenant laws are strict
Do it by the book
Serve proper written notice
Before filing anything
Document all violations
Dates, photos, communication records
Never use self-help eviction — changing locks is illegal in Philly.
What You Need to Know
Learn How to Handle Tenant Problems
Get the notice, documentation, and court process right — and protect yourself from costly delays, heavy fines and significant legal exposure.
Notice requirements
Proper written notices in Philly are non-negotiable. Regulations change - always check the current requirements.
Documentation
Document lease violations with dates, photos, witness accounts and communication records so your case holds up in court.
Court process
Filing a Landlord-Tenant Complaint with Philadelphia Municipal Court is complex and most landlords use professional help.
Eviction attorney
Working with an eviction attorney or non-attorney expert from the start can save time by preventing common mistakes that delay an already long process.
Eviction diversion
Philadelphia has an eviction diversion program that can get landlords paid for missed rent. EDP enrollment is required,
Tenant rights & your obligations
Understand Philly tenant rights, FHCO involvement, and legal aid — know what you can and can't do at every stage.
Avoid These
Mistakes that cost landlords
! Evicting without notice
Trying to evict without properly serving the required Philly notice first means your case gets dismissed — start over.
! Accepting partial rent blindly
Accepting partial payments without a written reservation of rights can reset the clock on your eviction.
! Illegal self-help eviction
Changing locks or removing tenant belongings is illegal in Philly. It can cost you damages and criminal exposure.
! Incomplete paperwork
Not having required paperwork will lead to delays, dismissal of the case, or having to restart the process.
! Ignoring legal aid involvement
FHCO and tenant legal aid can extend the process significantly. Know how to navigate their involvement.
We Can Help
Guidance first, then the right pros
Tell us about the situation
Share the tenant issue — non-payment, lease violation, or dispute.
We review the submission
We review the situation and match you to the assistance you need.
Connect with a pro
Get matched with professionals who understand the ins and outs of tenant-landlord law in Philly.
Get the Right Pro for the Job
Don't gamble on who works on your rental.
We help you take the guesswork out of tenant problems. Real Landlording connects you with reliable pros who understand Philadelphia's tenant protections, court processes, and the urgency of resolving disputes correctly.
From landlords who stopped guessing
"Shout out to Sheryl and her amazing referral program!!"
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Philadelphia, PA
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Philadelphia, PA
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Philadelphia, PA