Inside the search input, type “Your Name”. Then click “Go!”
Click on the case number that includes your landlord’s name and your name. NOTE: If you do not find your case, try alternate spellings of your name.
Enter the text in the image and click “Continue”
The court docket for each LT case shows the Plaintiff (Landlord) and the Defendant (Tenant). Scroll down to find the most important Docket Entries including:
Landlord Tenant Complaint (Usually entry #1)
Exhibits such as the rental license or lease
Any Continuances or Judgments (Usually entry #10 or below)
Comments Off on I am a survivor of domestic violence. What housing rights do I have?
Can I be evicted for domestic or sexual violence?
No. The Philadelphia Unfair Rental Practices Ordinance makes it illegal for your landlord to evict you, raise your rent or refuse to make repairs because you are a victim of domestic violence or sexual assault. However, you can still be evicted for not paying rent.
What should I do if I am being evicted?
Send your landlord a letter explaining that you are a victim of domestic or sexual violence and that Philadelphia law makes it illegal for them to evict you because of domestic or sexual violence. If your landlord will not listen, you can file a complaint with the Philadelphia Fair Housing Commission or get legal help.
Can I break my lease to escape violence?
Yes. Within 90 days of a reported incident (such as a hospital visit, call to 911, filing for a protection order, etc.), send your landlord:
A letter stating that you will be moving in 30 days. (download sample)
Include with your letter at least one form of proof such as a police report, protection from abuse order or letter from a health care professional, guidance counselor, or victims’ services organization.
Can just the abuser be evicted?
Yes, under Philadelphia law, you can ask your landlord to split the lease and evict your abuser, letting you stay. You would become responsible for paying the full rent. Your landlord does not have to agree.
Can I be evicted for calling the police?
No, your landlord cannot evict or punish you for calling the police to protect yourself or a family member.
What if I live in subsidized housing?
If you live in Section 8 Voucher, HUD or public housing, you are protected by the Philadelphia Unfair Rental Practices Ordinance and the Violence Against Women Act (VAWA). You cannot be denied admission or evicted because of domestic violence, sexual assault, dating violence or stalking. You also can’t lose your voucher if you break your lease to escape violence. You may be asked to complete a Self-Certification of Domestic Violence.
You may also be entitled to an emergency transfer if you or a household member are experiencing domestic violence, sexual assault, dating violence, or stalking.
Comments Off on My landlord evicted me. How do I get my things?
1. Check your lease. See if it states how long your landlord must keep your things after a lockout.
2. Ask the landlord to store your things for 30 days from the date of the lockout. It is best to make your request by text, email or letter within 10 days of the lockout.
3. Schedule a date to get your things within 30 days from the date of the lockout.
Your landlord may:
Give you one single day to get your things out.
Move your things to another location.
Charge you for the cost of a storage facility.
Your landlord may not:
Refuse to let you get your things.
Charge you a fee or back rent to get your things.
4. Take your landlord to court. Consider suing your landlord in Small Claims Court if your belongings are missing or damaged.
Comments Off on My rental property is going through foreclosure or sheriff sale. What are my rights?
How does foreclosure work?
If your landlord does not pay the mortgage or taxes, the bank or city may try to sell the property through a Sheriff Sale. Here is the process:
Bank or City will send a Notice giving the landlord a chance to pay.
Bank or City may file a Complaint in the Court of Common Pleas.
Bank or City may obtain a Judgment allowing the property to be sold.
Property may be sold at Sheriff Sale.
What happens to my lease after a Sheriff Sale?
Tenants have some rights after a Sheriff Sale. To prove you are a tenant, be sure to save your lease and rent receipts.
For Mortgage Foreclosure
All tenants have the right to 90 days’ notice of intent to evict.
Most tenants have the right to stay until the end of the written lease term.
Most Section 8 Housing Choice Voucher tenants may keep their lease.
For Tax Foreclosure
Tenants may have the right to stay for up to 9 months.
What happens to me?
The bank or new owner may try to force you to move by filing a Complaint in Ejectment. Review our article on Complaint in Ejectment to learn more about this court process and how you can defend yourself.
Comments Off on I missed my court date. How do I file a Petition to Open?
1. Go to Municipal Court at 1339 Chestnut St, 10th Fl.
2. Ask to file a Petition to Open.
In the petition you must state:
Why did you miss the hearing?
If it has been over 10 days since the hearing, why didn’t you file a Petition to Open earlier?
What are your defenses to the landlord’s claims? Be sure to include a legal defense to each claim the landlord made against you.
3. Attach to your petition any proof that you have.
Be sure to white out any confidential information.
4. Ask to file an IFP.
IFP stands for In Forma Pauperis. If the IFP is granted, you will not have to pay filing fees. Fill out the IFP Form and provide it to the Municipal Court clerks.
5. Choose type of service.
Choose one way to serve your landlord:
Private Server Have someone over 21 who is not a family member deliver the stamped court papers to the landlord and then fill out an Affidavit of Service. The court can give you the Affidavit. File the completed Affidavit in City Hall Room 296 or online.
Paid Service Have Municipal Court can send a professional to serve the court papers. This will cost about $25. Go to Municipal Court 1339 Chestnut street, 10th Floor to request paid service.
6. Contact the court the next day.
Call 215-686-7989. If your request for a petition hearing is granted, you will have to return to 1339 Chestnut St, 10th floor to schedule the hearing promptly, otherwise your petition will be voided. You will have to pay a service fee unless you chose private service.
As a tenant, you have a right to a safe and habitable rental property. This right is called the Implied Warranty of Habitability and is implied in every lease agreement. You can withhold rent if the landlord does not make repairs that are necessary to keep your rental property safe and habitable.
For more information about how to address repair issues, visit our Repair Page.
How do I legally withhold rent?
You must have written proof that you told your landlord about the repair issues and gave your landlord a reasonable amount of time to make the repairs.
Send a repair request letter to landlord (download sample). Keep a copy.
You can withhold your rent, if the landlord does not make necessary repairs within a reasonable amount of time to keep your rental property safe and habitable.
Send rent withholding letter to landlord (download sample). Keep a copy.
Escrow your rent. Put your rent in a bank account or money order.
To back up your claim that the rental property is not safe or habitable, it can be helpful to call 311 and request an inspection from the City of Philadelphia Department of Licenses & Inspections.
How much of the rent can I withhold?
There is no precise formula about how much rent you are allowed to withhold under the Implied Warranty of Habitability. Courts will consider factors like how bad the repair issues are and how much of the rental property was not habitable. It is common for courts to decide that some rent is due, even if the landlord did not make repairs in a reasonable amount of time.
Can I use the rent in escrow to move?
It is recommended that you do not use your rent in escrow for any reason. If your landlord files an eviction lawsuit against you, you want to be able to show the court that the reason you did not pay rent was due to repair issues, not because you did not have the money available.