How long does an eviction take in Philadelphia?
For unpaid rent, expect about 12 weeks from notice to lockout under Philadelphia Municipal Court's process, the City's required Eviction Diversion Program and Pennsylvania's 10-day notice, or 10.5 to 17.5 weeks if it's contested. Cases go to Philadelphia Municipal Court, Civil Division (landlord-tenant); the Philadelphia Sheriff serves writs.
Not legal advice. Estimates from public sources, checked Oct 17, 2026. Laws vary by county and city; talk to a local attorney before you act.
The Philadelphia eviction timeline
These steps follow Philadelphia Municipal Court's process, the City's required Eviction Diversion Program and Pennsylvania's 10-day notice, so they differ from the Pennsylvania page. City rules and court backlogs are below.
- 1
Notice to quit + Eviction Diversion Program
31–44 daysBefore filing, the landlord must send a Notice of Diversion Rights, apply to the City's Eviction Diversion Program and take part for 30 days from approval (applications are usually reviewed within 3 business days); filing is allowed on day 31 if unresolved (Phila. Code § 9-811). The state 10-day notice to quit also applies (68 P.S. § 250.501(b)). Our estimate: 31 days if the notice runs during diversion, 34 typical, 44 if it's served after
- 2
File and get a judgment
21–30 days · typical 25The court assigns a hearing date, usually 21 to 30 days after filing; there's mediation and a Lawyer of the Day program on the hearing day
- 3
Judgment to lockout
21–28 days (upper end is our model default)10-day appeal period, then the writ of possession; 11 days after it issues the landlord can get the alias writ, the second and final writ before the Sheriff schedules the lockout. The eviction must be finished within 180 days of judgment
- 4
If the tenant appeals
10-day window10 days to appeal to the Court of Common Pleas; to stay in the home the tenant must post the lesser of three months' rent or the judgment (supersedeas) and keep paying monthly
Real-world court wait: we found no official or reputable statistic for this court, so the timeline is a rule-based estimate. unverified
Can the tenant pay and stay? In a case based only on unpaid rent, the tenant can stop the eviction at any time before the writ of possession is executed by paying the rent in arrears and costs (68 P.S. § 250.503(c)). official source Source ↗
What an eviction costs in Philadelphia
Local court and marshal fees, plus national lawyer estimates. The calculator above adds them to your lost rent.
Court filing fee
Philadelphia Municipal Court$67.75–$111.75Landlord-tenant complaint, court costs and taxes: $67.75 for claims up to $2,000, $89.75 up to $10,000, $111.75 above; the court's posted totals ($94.75-$138.75) add a $27 service fee. $5.50 per extra tenant who isn't a spouse
Serving the tenant
Philadelphia Municipal Court$27Court service fee $27 per Philadelphia address ($45 elsewhere in Pennsylvania)
Sheriff or marshal lockout
Philadelphia Sheriff$351.60–$646.60Writ of possession $6.60 court fee + Sheriff's Municipal Court writ of possession $345 ($300 + $25 mileage + $20 state fee) on the Sheriff's posted schedule. The court's 2024 guide lists $390 for the Sheriff plus $250 for the alias writ, so we show both
Lawyer, uncontested case
National estimate$500–$1,500Flat fees commonly charged when the tenant doesn't fight it. Not specific to this city; big-city rates run higher.
Lawyer, contested case
National estimate$2,000–$5,000+When the tenant contests the case. Not specific to this city.
Median gross rent
Census ACS 2024, 1-year$1,500/moPhiladelphia median gross rent, ±$39; Philadelphia-Camden-Wilmington metro: $1,567 (±$20). The calculator starts here; change it to your rent.
City and state rules that change the answer
Each rule is tagged with whether it comes from city or state law.
Just-cause eviction rules: Yes city law
Good cause is needed to end or not renew a lease of less than one year (including month-to-month); habitual nonpayment or late payment counts (Phila. Code § 9-804)
Rent control or stabilization: No city law
None found in the city sources we checked
Right to counsel for tenants: Yes city law
Right to Counsel: free lawyers for tenants at or below 200% of the federal poverty level in 10 covered ZIP codes (19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153, 19154; expanded Apr 28, 2026)
Seasonal or weather limits: No state law
None statewide found in the sources we checked
Required mediation or pre-filing program: Yes city law
Eviction Diversion Program required before filing (Phila. Code § 9-811): Notice of Diversion Rights, application, then a 30-day mediation / financial-assistance period
Relocation payments (no-fault evictions): No city law
None found in the city and state sources we checked
Local rules landlords often miss
Bring these to file: a current rental (Housing Inspection) license covering every month of rent you claim, the Certificate of Rental Suitability given to the tenant at move-in, a Lead Safe Certificate if it applies, and a copy of the notice to quit
Bring these to file: a current rental (Housing Inspection) license covering every month of rent you claim, the Certificate of Rental Suitability given to the tenant at move-in, a Lead Safe Certificate if it applies, and a copy of the notice to quit.
Since Aug 12, 2024 new writs of possession go to the Philadelphia Sheriff
Since Aug 12, 2024 new writs of possession go to the Philadelphia Sheriff; the court's Landlord-Tenant Officer no longer takes them.
Philadelphia scores 22 out of 100
Same formula as the state score, with city and state protections counted together. The statewide Pennsylvania score is 62.
Philadelphia eviction FAQ
How long does an eviction take in Philadelphia?
For unpaid rent, about 12 weeks from notice to lockout, with a range of roughly 10.5 to 17.5 weeks, based on Philadelphia Municipal Court's process, the City's required Eviction Diversion Program and Pennsylvania's 10-day notice. We found no official statistic on actual court wait times here, so this is a rule-based estimate.
How much does it cost to file an eviction in Philadelphia?
The court filing fee is $67.75-$111.75 (Philadelphia Municipal Court). The sheriff or marshal lockout fee is $351.60-$646.60 (Philadelphia Sheriff). Serving the tenant costs $27. Lawyer fees are extra (national rough estimate $500-$1,500 uncontested).
How much does it cost to evict a tenant in Philadelphia?
A typical uncontested nonpayment eviction in Philadelphia costs a landlord roughly $5,100 to $6,400: about 12 weeks of lost rent at the median rent of $1,500/month (about $4,200), court and service fees of about $446-$785, and lawyer fees of about $500-$1,500 (a national estimate). A contested case running about 17.5 weeks can pass $8,800. These are EvictionMath estimates (Census ACS 2024 rent); they leave out rent owed before the notice, turnover and re-rent time.
What tenant protections apply in Philadelphia?
City and state rules include just-cause eviction rules; right to counsel for tenants; required mediation / pre-filing program.
Can a tenant in Philadelphia stop the eviction by paying?
In a case based only on unpaid rent, the tenant can stop the eviction at any time before the writ of possession is executed by paying the rent in arrears and costs (68 P.S. § 250.503(c)).
What local rule do landlords in Philadelphia often miss?
Bring these to file: a current rental (Housing Inspection) license covering every month of rent you claim, the Certificate of Rental Suitability given to the tenant at move-in, a Lead Safe Certificate if it applies, and a copy of the notice to quit.
Sources and last-checked dates
Not yet verified for Philadelphia: post judgment max, court wait. Fields we couldn't source are labeled unverified, never guessed. Download the data: cities.json · cities.csv.
- Notice periodofficial sourcephila.gov ↗
- Notice period (backup)secondary sourcecourts.phila.gov ↗
- Court deadlinesofficial sourcephila.gov ↗
- Judgment to lockoutofficial sourcephila.gov ↗
- Appealofficial sourcephila.gov ↗
- Filing feeofficial sourcecourts.phila.gov ↗
- Service feeofficial sourcecourts.phila.gov ↗
- Lockout feeofficial sourcephillysheriff.com ↗
- Lockout fee (backup)secondary sourcephila.gov ↗
- Right to cureofficial sourcelegis.state.pa.us ↗
- Just causeofficial sourcephila.gov ↗
- Right to counselofficial sourcephila.gov ↗
- Mediationofficial sourcephila.gov ↗
- Median rentofficial sourcewww2.census.gov ↗
- Local ruleofficial sourcephila.gov ↗
- Local ruleofficial sourcecourts.phila.gov ↗
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