Rental Licensing and Landlord-Tenant Law in Philadelphia

Rental licensing and landlord-tenant law in Philadelphia is a layered system. Pennsylvania state law sets the basic rules of the landlord-tenant relationship, while the City of Philadelphia adds licensing, inspection and fair housing requirements through its Code. This article describes the general framework for residents, tenants, owners and students; it does not give legal advice and does not address any individual dispute. Anyone with a specific problem should consult a lawyer or one of the organizations described in Legal Aid and Public Interest Law.

1 Rental licenses

A property owner who rents out housing in Philadelphia needs a rental license from the City. The City's guidance states that one license can cover all units at a single address, and that failing to obtain and maintain a current license carries heavy penalties, including daily fines and in some circumstances the inability to collect rent or to evict.^[1] Licenses are applied for online through the City's eCLIPSE system and are administered by the Department of Licenses and Inspections (L&I). Licensing links to other requirements such as paying taxes owed to the City (see Revenue Department) and, for older housing, lead-safe or lead-free certification for units where young children may live.

2 Certificate of Rental Suitability

Separately, landlords must give new tenants a Certificate of Rental Suitability when a lease is signed. The certificate states that the owner has the necessary licenses, that there are no unabated code violations that make the unit unsafe or unfit, and that the unit meets basic fire and safety requirements such as working smoke detectors. It is free to obtain, and landlords who do not provide one may face penalties and difficulty enforcing the lease.^[1] Related materials are published by the Fair Housing Commission, which also maintains tenant information. Landlords are also required to give tenants a copy of the City's "Partners for Good Housing" handbook with a lease.

3 State law basics

Pennsylvania law governs many core questions. The Landlord and Tenant Act of 1951 sets limits on security deposits (generally two months' rent in the first year of a lease and one month's rent afterward), requires that deposits be held in specified accounts, and sets notice-to-quit periods for ending a tenancy: generally 10 days for nonpayment of rent and, for other causes, 15 days for leases of one year or less and 30 days for longer leases, unless the lease says otherwise. Pennsylvania courts recognize an implied warranty of habitability, established in Pugh v. Holmes (Pa. 1979), meaning a landlord must keep the premises fit to live in. The Rent Withholding Act allows rent to be paid into escrow when a dwelling has been certified unfit by the local authority. Landlords may not use "self-help" such as changing locks or removing belongings to evict a tenant; they must use the court process.

4 City protections and the Fair Housing Ordinance

Philadelphia's Fair Housing Ordinance, in Chapter 9-800 of the Code, prohibits specified unfair rental practices, including ending or changing a lease while there are open code violations reported on the unit, retaliating against a tenant for exercising legal rights, terminating a lease because of status as a victim of domestic violence or sexual assault, terminating a lease of less than one year without good cause, and self-help evictions.^[2] Discrimination in housing based on protected characteristics is addressed by the Commission on Human Relations and by federal and state fair housing laws. The ordinance is enforced through the Fair Housing Commission, a five-member body appointed by the mayor.

5 Repairs, inspections and complaints

Tenants who need repairs typically start by notifying the landlord in writing, then calling 311 to request an L&I inspection. L&I can issue violations to owners, who may be fined, and unsafe units may be declared unfit. Housing code violations, rental license status and some complaint information can be searched through the City's online property tools (see Open Data and Transparency Tools). Community and legal organizations help tenants understand the options (see Tenant and Housing Advocacy Groups), and landlord groups provide education to owners (see Landlord and Property Owner Associations).

6 Evictions and courts

Landlord-tenant cases in Philadelphia are heard in the Landlord-Tenant division of the Municipal Court, part of the First Judicial District. Before filing for nonpayment, a landlord must participate in the City's pre-filing Eviction Diversion Program, and eligible low-income tenants may have access to free counsel under the Right to Counsel program. Details, including appeals and enforcement by the Sheriff's Office, are in Eviction Diversion and Landlord-Tenant Court.

7 Recent changes

In 2026 Philadelphia enacted the Safe and Healthy Homes Act, a package of two bills expanding rental license requirements, repair obligations, anti-retaliation protections and good-cause rules, with an expected effective date of November 2026. See Safe and Healthy Homes Act. Because rules change, readers should check phila.gov for current requirements.

See also: Fair Housing Commission, Safe and Healthy Homes Act, Eviction Diversion and Landlord-Tenant Court, Court of Common Pleas and Municipal Court.

References

1. City of Philadelphia, "Rent your property" and "Get a Certificate of Rental Suitability," phila.gov/services (accessed October 2026).
2. City of Philadelphia, "File a complaint about unfair rental practices," phila.gov (Fair Housing Commission).
3. Pennsylvania Landlord and Tenant Act of 1951, 68 P.S. section 250.101 et seq.; Rent Withholding Act, 35 P.S. section 1700-1 et seq.; Pugh v. Holmes, 405 A.2d 897 (Pa. 1979).