Before you can file an eviction for nonpayment of rent in Philadelphia, you must go through the city’s Eviction Diversion Program. It was made permanent after the pandemic-era pilot — skipping it gets your filing rejected. Here is how it works from the landlord side.
1. Serve proper notice first. Pennsylvania requires a 10-day notice to pay or quit for nonpayment (68 P.S. § 250.501). The diversion step comes after the notice period, before the court filing.
2. Apply to the Eviction Diversion Program through the city’s eviction-diversion portal.
3. The tenant is offered mediation and rental-assistance screening. The program aims to resolve or settle the arrears without a court filing — mediated agreements often include payment plans.
4. If diversion fails or the tenant doesn’t engage, you receive clearance to file your Landlord-Tenant Complaint in Philadelphia Municipal Court.
Your Rental License and Certificate of Rental Suitability — Philadelphia Municipal Court will not proceed on an unlicensed rental.
A clean rent ledger with dates, amounts charged, payments received, and balance owed.
The signed lease and any written payment agreements.
Proof the 10-day notice was served.
Diversion adds weeks to the process, not days. Treat it as a filter: many cases settle there with a payment plan — which is often a better outcome than a judgment against a tenant who cannot pay.
Yes — for nonpayment-of-rent evictions, the Eviction Diversion Program must be completed before you can file in Municipal Court.
Diversion applies to nonpayment filings. Other eviction grounds follow the standard Municipal Court process — consult an attorney for edge cases.
A written settlement — typically a payment plan. If the tenant breaks it, you can proceed to filing without redoing diversion.
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Manage your property free on 10DoorsThis template is provided for general informational purposes and does not constitute legal advice. Landlord-tenant law changes and local ordinances may impose additional requirements — verify current state and local rules before serving any notice. Last reviewed September 2026.