Philadelphia expands renter protections with new eviction rules

Philadelphia landlords must provide written reasons for ending a lease starting November 1. The new rules, part of the Safe Healthy Homes Act, apply to all renters regardless of lease length. Previously, the requirement only covered month-to-month agreements and leases under one year.

City Councilmember Nicolas O'Rourke, who introduced the legislation, stated the measures aim to improve housing safety and business practices. He noted that while changes will not happen immediately, faithful implementation should reduce retaliation and displacement. The laws take effect at the end of the week.

One provision bars landlords from terminating or modifying a lease because a tenant cooperated with a city investigation, spoke to a reporter or council member, or joined a tenants association. Advocates say this clarifies a right that was previously not spelled out in law. Madison Gray, a staff attorney with the Public Interest Law Center, said the previous silence made it difficult for renters to challenge suspected retaliatory evictions.

The legislation also allows tenants to sue for back rent if a landlord illegally collected payment. Landlords must hold an active rental license and a certificate of rental suitability to collect rent. However, landlords will not face penalties if they lack these documents due to administrative delays from the Department of Licenses and Inspections.

Independent landlords have opposed the measures, arguing they will harm small businesses. Seth Floyd, an independent landlord, warned that the new rules could make it harder and costlier to remove problem tenants. He expressed concern that rent rebates could lead to mortgage issues and foreclosure.

City Council passed the measures in April after a process that included three public hearings. Mayor Cherelle Parker signed them into law in June. The path to approval was delayed when two landlords sued the council's housing committee the day before a scheduled March vote. A settlement sent the bills back to committee for review.

A federal judge will preside over a hearing as early as Friday to consider the city's motion to dismiss the open lawsuit. A separate part of the act, creating an anti-displacement fund, was passed earlier but is not yet operational.

Theresa Howell, an organizer with OnePA Renters United, said tenants are asking for basic repairs like fixing kitchen leaks rather than luxury amenities. The new laws seek to ensure landlords address such conditions without facing retaliation.