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Do I have to go through the Eviction Diversion Program before filing an eviction?
- Rule status:
- Effective
- Scheduled
- Rule sources reviewed October 11, 2026
For an ordinary covered case while Philadelphia operates the mandatory program, § 9-811 requires enrollment in Eviction Diversion, delivery of the Notice of Diversion Rights, and reasonable good-faith participation for at least 30 days before taking steps to evict. The section includes an exception when eviction is necessary to cease or prevent an imminent threat of harm by the person being evicted, including physical harm or harassment.
Current forms, documentary requirements, program operation, and the facts supporting any asserted exception should be checked at the time of the case.
Do not infer the legal result from a checklist. License status, the claimed basis for possession, an asserted exception, and the current court process all require case-specific review.
Bills 250329-AA and 250330-AA contain changes scheduled for November 1, 2026, including expanded good-cause treatment. Those are future-effective rules; a federal lawsuit challenging them is pending, and the current docket should be verified before relying on the date.
This answer covers the compliance prerequisites, not eviction strategy. Before serving notices or filing anything, talk to a licensed Pennsylvania attorney who handles Philadelphia landlord-tenant matters.
The enacted Safe Healthy Homes Act bills state November 1, 2026 as an effective date. Verify current implementation and any later litigation or orders before relying on a future rule. Status last reviewed October 11, 2026.
Rule sources
- Philadelphia Code § 9-811
- Landlord Gateway Eviction Diversion presentation
- Landlord Gateway Eviction Diversion resources
- Certified Bill 250329-AA
- Certified Bill 250330-AA
- Floyd v. City Council for the City of Philadelphia, No. 2:26-cv-02403 (E.D. Pa.), free docket (CourtListener)
- Floyd v. Philadelphia City Council docket (Justia copy, stops at June 5, 2026)
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Philly Rental Compliance is an independent service, not the City of Philadelphia or a law firm. Answers about City rules summarize the City's published requirements as general information, not legal advice; requirements change, and future-effective provisions need a current check of implementation and litigation status. For legal questions about your situation, talk to a licensed Pennsylvania attorney.
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