Philadelphia Eviction Diversion: What Landlords Should Know

Diversion is the required first step

Philadelphia landlords generally must go through the City’s Eviction Diversion Program before filing a covered residential eviction case in Municipal Court. The program brings landlords and tenants together with a housing counselor or trained mediator to address rent arrears and other lease disputes.

The goal is practical: resolve a payment problem, document a move-out agreement, or identify assistance before the dispute becomes a full court case. For the full legal process, see our Philadelphia Eviction Process Guide.

Related: Philadelphia Eviction Process Guide

The landlord process

Start by serving the official Notice of Diversion Rights and keeping proof of delivery. Then submit the application through the City portal with a complete file.

• Proof of ownership or authority to act for the owner
• A signed landlord affidavit
• The current amount owed and a clear rent ledger
• Accurate tenant phone and email information
• The lease and any relevant notices or records

What happens during the program period

Once the application is accepted, the parties receive next steps by text or email. The program period is generally 30 days, and both sides must participate in good faith by attending scheduled sessions and responding to outreach.

Some cases result in a payment plan, mediation agreement, agreed move-out date, or Targeted Financial Assistance. If there is no agreement after the program period, the landlord may be able to proceed to court, subject to current requirements.

Protect your position

Keep every notice, delivery record, message, payment, and written agreement in one file. Do not change locks, shut off utilities, or remove belongings as a shortcut. Self-help eviction can create a separate legal problem even when rent is unpaid.

This is general information, not legal advice. Confirm current requirements through the official Philadelphia program portal or with a Pennsylvania attorney before acting.

Additional deadlines, assistance pathways, and resources

Key steps and deadlines

1. Send the Notice of Diversion Rights first. Before you apply, give your tenant the City’s official Notice of Diversion Rights form. It tells the tenant about the free program under Philadelphia Code 9-811.
2. Apply to the program with accurate tenant contact info. After the notice, submit your application at eviction-diversion.phila.gov. Include the tenant’s current phone number and email. The program contacts tenants by text and email, so wrong information can delay your case.
3. Expect about a 30-day window. Once the tenant receives the notice, there is roughly a 30-day period to work toward an agreement. You generally cannot file in Municipal Court until this process has run its course.
4. Participate in good faith. Both sides are expected to engage, including attending any scheduled mediation. If a landlord doesn’t participate in good faith, the eviction case can be weakened or dismissed later. If the tenant doesn’t engage, the landlord can usually move forward with filing.

Assistance pathways

Depending on how much is owed and the circumstances, the program assigns each case a path. That may include:

• A housing counselor to help the tenant build a plan
• A mediation session with a neutral mediator to negotiate a payment plan, move-out date, or other agreement
• Targeted Financial Assistance (TFA): eligible participants may be selected for a one-time payment from the City to the landlord toward back rent. Availability and limits depend on current funding, so check the program site.

Before you start

• Make sure your rental license is current. Landlords without a valid Philadelphia rental license generally cannot sue for rent. Check your property at atlas.phila.gov.
• The requirement applies to all landlords, including Philadelphia Housing Authority (PHA) and subsidized-housing landlords.
• Keep copies of the notice you sent, your application, and all communication with the program and the tenant.

Resources and contacts

• Eviction Diversion Program application: https://eviction-diversion.phila.gov/
• Program questions (Cora Good Shepherd Mediation): evictiondiversionprogram@coraservices.org
• Save Your Home Philly Hotline: (215) 334-4663
• Philly Tenant Hotline: (267) 443-2500
• Tenant rights information: https://www.phillytenant.org/
• Official Notice of Diversion Rights form: Notice-of-Diversion-Rights.pdf