Philadelphia Landlord-Tenant Laws in 2026: What Single-Fa...

Philadelphia landlord-tenant laws in 2026

Owning a single-family rental in Philadelphia can be a smart long-term investment, but the city has detailed landlord-tenant requirements. Rental licenses, lead certifications, tenant screening rules, and a mandatory eviction diversion process can determine whether you collect rent, sign a lease, or move forward with an eviction.

TCS Property Management created its Single-Family Landlord Engagement Service to help Philadelphia landlords stay compliant and organized while protecting their investment. Here is a practical overview of the rules every Philadelphia landlord should know.

1. You need a Philadelphia Rental License

Every rental property in Philadelphia must have a valid Rental License before it can be legally leased. To apply, landlords generally need:

Applications are filed online through the city’s eCLIPSE system or in person at the Permit and License Center. Without a current rental license, a landlord can have trouble collecting rent and an eviction case can be dismissed at the hearing.

A Commercial Activity License (CAL)
A Philadelphia tax account that is open and in good standing, with property taxes current
A lead-safe or lead-free certification uploaded to the Health Department’s Lead and Healthy Homes submission site when required

Related: Rental License checklist

2. Lead certification is required for older homes

Much of Philadelphia’s single-family housing stock was built before 1978, which means lead rules may apply. Landlords must have the property certified lead-safe or lead-free before signing a new or renewed lease and before getting or renewing a rental license. A copy of the certificate must also be given to the tenant when the lease is signed.

Lead-safe certification involves a dust wipe test by a certified technician, and results must be submitted to the city. Testing companies can be busy, so planning ahead is important.

3. Give new tenants the required documents

When a new lease is signed, other than a renewal, Philadelphia landlords must provide the tenant with documents that show the property is properly licensed, safe, and compliant.

Keeping copies of these documents can help prevent fines and problems if a dispute reaches court.

A Certificate of Rental Suitability, signed and dated while it is still effective, confirming the property is licensed, free of outstanding code and fire violations, and equipped with working smoke detectors and fire extinguishers
The city’s Partners for Good Housing Handbook, which explains owner and tenant responsibilities
The lead-safe or lead-free certificate when applicable

4. Follow the Renters’ Access Act when screening tenants

Philadelphia’s Renters’ Access Act sets clear rules for tenant screening. Consistent, documented screening protects you from fair-housing complaints and helps you find reliable long-term tenants.

Give applicants written screening criteria before accepting an application or application fee.
Evaluate applicants individually rather than rejecting someone automatically based only on a credit score or screening report.
If an applicant is denied, provide the reasons in writing along with copies of screening reports used, within three days.

5. Eviction requires the Eviction Diversion Program first

Philadelphia landlords generally cannot file for eviction in court without first going through the city’s Eviction Diversion Program. The landlord must send the tenant a Notice of Diversion Rights, apply to the program, and participate in good faith. The process can include mediation, rental assistance, or a negotiated payment plan.

The program creates a 30-day window before a court filing can move forward. Handled correctly, it can be a faster and less costly path to resolving unpaid rent than immediately filing a case.

Related: Eviction Diversion guide

6. Know Pennsylvania’s security deposit rules

Philadelphia landlords must also follow Pennsylvania’s Landlord and Tenant Act. In general, a security deposit cannot exceed two months’ rent during the first year of a lease, and an itemized list of deductions must be sent with the remaining deposit within 30 days after the tenant moves out. Missing that deadline can cost you the right to keep any of the deposit.

7. Keep up with repairs and habitability

Philadelphia landlords must keep properties safe, sanitary, and in good repair throughout the tenancy. Ignored repairs can lead to code violations from the Department of Licenses and Inspections (L&I), tenant complaints, and rent loss. Proactive maintenance is the single best way to protect your property value and tenant relationships.

Related: L&I Inspections Guide

How TCS Property Management keeps Philadelphia landlords compliant

The TCS Single-Family Landlord Engagement Service is designed for owners of single-family homes in Philadelphia. Instead of juggling licenses, certificates, and deadlines on your own, TCS handles the details so you can focus on growing your portfolio.

Rental license tracking and renewals through the city’s eCLIPSE system
Lead certification coordination, including scheduling testing and keeping certificates current
Move-in compliance with the Certificate of Rental Suitability, Partners for Good Housing Handbook, and lease documents
Renters’ Access Act-compliant tenant screening with written criteria, consistent evaluation, and documented decisions
Rent collection and eviction diversion support when rent issues arise
Maintenance and repair management to keep tenants happy and properties up to code
Clear owner communication with regular updates on your property

Get $500 toward maintenance repairs when you sign up

New clients who sign up for TCS Property Management services receive $500 toward maintenance repairs. Use it to handle move-ready work, fix items flagged during an inspection, or get your home ready for its next tenant while keeping the property compliant and rent-ready.

Related: Request a free rental analysis

Frequently asked questions

Do I need a rental license to rent out a single-family home in Philadelphia?

Yes. Nearly every residential rental in Philadelphia requires a rental license, including single-family homes.

Does my Philadelphia rental need a lead certificate?

If the home was built before 1978, it must be certified lead-safe or lead-free before a new or renewed lease and before getting or renewing a rental license.

Can I file for eviction right away if my tenant stops paying rent?

No. Philadelphia landlords must first send a Notice of Diversion Rights and go through the Eviction Diversion Program before filing in court.

How does the TCS $500 maintenance offer work?

New clients who sign up for TCS property management services receive $500 toward maintenance repairs. Contact TCS for full details.

Partner with TCS Property Management today

Philadelphia’s landlord-tenant laws are designed to protect renters and keep housing safe, but they can be a lot for one owner to manage alone. With the TCS Single-Family Landlord Engagement Service, you get a local partner who knows the rules, handles the paperwork, and keeps your property performing. Contact TCS Property Management to join the service and claim $500 toward maintenance repairs.

About the author

Benjamin J. Oller is a Philadelphia real estate entrepreneur and the founder behind TCS Property Management. His career has built a group of Philadelphia real estate businesses, including The Condo Shop, TCS Management Services, Rittenhouse Realty Advisors, and Keller Williams Realty Center City Philadelphia. Benjamin comes from a family with deep roots in residential real estate and focuses TCS on professional, institutional-quality management for single-family and small multifamily rental owners.

Related: Meet Benjamin Oller

Philadelphia Landlord-Tenant Laws in 2026: What Single-Family Landlords Need to Know (and How TCS Property Management Helps)