Category Archive: Uncategorized

  1. How do I find out the date of the lockout?

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    Check the docket or call Municipal Court at (215) 686-7950 to see if the landlord filed the Alias Writ of Possession.

    Once the landlord filed the Alias Writ of Possession, call the Landlord Tenant Officer at (215) 563-2133 or email ltofficer.evictions@gmail.com to find out the day and time of your eviction lockout. The date/time of the lockout should also be noted on the court docket.

  2. What is Targeted Financial Assistance (TFA)?

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    What is Targeted Financial Assistance (TFA)?

    Landlords are required to participate in the City of Philadelphia’s Eviction Diversion Program before seeking to evict in court.  As part of this program, the City assigned special funds to help with back rent called Targeted Financial Assistance (TFA).  Tenants are not eligible to apply.

    To qualify for money, landlords must first apply for the Eviction Diversion Program.  If the landlord seeks $3000 or less in past due rent and arrears, the application may be assigned for Targeted Financial Assistance (TFA).  This cap or limit on past due rent may change and the application may not be eligible for money.  If eligible for TFA, further steps are needed from the landlord and tenant, see below.

    Targeted Financial Assistance will pay past due rent and arrears in the application plus two months’ of forward rent.  Payments go directly to the landlord.  Payout is possible within 30 days but often is delayed due to landlord inaction.

    Tenants will be assigned a City service representative to help complete the application and provide updates.  The service representative works for the Philadelphia Housing Development Corporation (PHDC) and also helps the landlord. 

    Contact the service representative to find the status of your landlord’s TFA application and payout.

    My landlord’s application for the Eviction Diversion Program was approved. Am I eligible for Targeted Financial Assistance?

    You received an automated approval message by text and/or email.  This notification contains a special number starting with “EVP” then 9 random letters or numbers.  For example, EVP-123456ABC.

    Use the EVP number to check your status online or visit https://eviction-diversion.phila.gov/#/Status.  The status will show:

    • If you are assigned for Targeted Financial Assistance.
    • The name and contact information for the assigned City service representative to help with Targeted Financial Assistance.
    • If you need to contact the tenant hotline to participate in mediation and what issues the landlord wishes to talk about.

    What if the status page says the application is not eligible for TFA?

    Your landlord’s application is not eligible for TFA.  You may still reach an agreement to avoid eviction.

    Direct negotiation.  Generally if more than the arrears cap is claimed in back rent, tenants are not eligible for mediation but instead can attempt direct negotiation with the landlord.  Review the status page to confirm.  You have 30 days to attempt to reach an agreement with the landlord.  For further help, visit Eviction Diversion: Direct Negotiation Pathway.

    Mediation.  Review the statue page to confirm. Check near the bottom.  If eligible, contact the tenant hotline to be assigned a housing counselor and telephone mediation date 215-523-9501. For further help, visit Eviction Diversion: Mediation Pathway.

    You may reach an agreement to bring arrears under the arrears cap and re-apply for the Eviction Diversion Program.  A landlord may agree to waive or not charge arrears more than the arrears cap to qualify for funds.  Landlords should include an updated ledger.

    My landlord’s application is eligible for TFA. What do I do?

    You must provide the tenant affidavit.  Your income must be below 80% of the Area Median Income.  Visit the City’s Eviction Diversion Program website under Tenant Affidavit. 

    Submit the tenant affidavit to your assigned service representative.  Check the status page to find contact information for the service representative.  Service representatives are assigned 1-2 business days after you receive the approval notice for the Eviction Diversion Program.

    You may contact the service representative to find the status of your landlord’s application for Targeted Financial Assistance.

    I submitted the tenant affidavit. How do I check the status of TFA?

    Tenants have limited access to updates about TFA status.  You may confirm if the landlord has started the additional TFA application through the status page.

    For current TFA status including application approval, denial and payout, reach out to your landlord or the assigned service representative.  Contact information for the assigned service representative is found on the status page.

    What steps does the landlord need to take to complete TFA?

    The landlord must create a portal account and complete a separate TFA application. 

    Landlords can complete a TFA application generally 1-2 days after initial eligibility from the Eviction Diversion Program.  This includes uploading additional documents including a landlord affidavit, a W9 form and banking information.  Instructions are available at on the City’s Eviction Diversion Program Website, scroll to the bottom:

    Unfortunately, tenants are not eligible to apply for Targeted Financial Assistance.  If a landlord needs help, reach out to the assigned service representative found on the status page.

    How long does it take for TFA to pay out?

    Payout is possible within 30 days but often is delayed due to landlord inaction.

    Landlords can complete a TFA applications generally 1-2 days after initial eligibility from the Eviction Diversion Program.  Tenants must also submit a tenant affidavit.  Landlords must monitor for any issues with submitted materials and provide corrections immediately.

    After the TFA application is approved by the City, the application is sent to a vendor to be paid out.  Timelines for payout vary and may take up to 2-4 weeks.

    Tenants have limited access to updates about TFA status.  You may confirm if the landlord has started the additional TFA application through the status page.

    For current TFA status including application approval, denial and payout, reach out to your landlord or the assigned service representative.  Contact information for the City agent is found on the status page.

    My landlord is threatening to file for eviction in court. What do I do?

    Your landlord will be ineligible for TFA funds if they file an eviction complaint in court. 

    Inform your landlord and seek to negotiate a temporary agreement.  See the City’s Eviction Diversion Program website: How is Eligibility for Targeted Financial Assistance determined?

    While TFA is pending, you may enter into a temporary payment plan.  Make ongoing rent payments.  Any TFA funds received can be applied as a credit to your account.

  4. How do I find a rental property with a Section 8 Housing Choice Voucher?

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    How do I get a voucher to move?

    If you are in the Section 8 Housing Choice Voucher (HCV) program and want to move to a new rental property, you must first ask PHA to send you a printed voucher and Request for Tenancy Approval (RFTA) form.

    Timing matters. Here’s when you can ask for a voucher to move:

    • At Recertification/End of Lease. Near the end of any 2-year lease term, you may request a voucher to move during your regular recertification. Submit your request online or send a Transfer Request at Recertification to your service representative. You should get the voucher once your recertification is complete.
    • Outside Recertification/During Lease. To get a voucher during your lease, you need a reason. Submit your request online or send a Transfer Request Outside Recertification to your service representative along with documentation of your reason. Here are valid reasons for getting a voucher during the lease:
      • Lease Termination. If a landlord sent you a lease termination or eviction notice, you may request a voucher to move based on the lease termination.
      • Agreement to Terminate Lease. If you and your landlord agreed to end the lease, you may request a voucher to move using a signed and notarized Mutual Dissolution of Lease. 
      • Reasonable Accommodation for Disability. If you need to move for reasons related to a disability, you may request a voucher using a doctor’s note or PHA reasonable accommodation request form. 
      • Domestic Violence. If you need to move for reasons related to violence in the home from an intimate partner or family member, you may request a voucher using a Protection from Abuse (PFA) petition/order or a Self-Certification of Domestic Violence. 
    • 60 Days After Failed Inspections. If your unit fails two PHA inspections, then PHA will stop subsidy payments to your landlord. If your unit still hasn’t passed inspection 60 days after payments stopped, then PHA is required send you a voucher.

    I have the voucher. Now where do I look for a rental property?

    You can use your voucher to rent any rental property in Philadelphia as long as:

    1. The rental property passes PHA’s housing quality inspection.
    2. PHA agrees to the rent amount the landlord is advertising.
    3. The rental property is not public housing or project-based housing.

    Here’s where you can look:

    • Websites:
      • Try Zillow, Craigslist, or Apartments.com.
      • On AffordableHousing.com, you can use the filter “Owner has Experience with the Section 8 / HCV program” to find listings by landlords who are more likely to be familiar with voucher requirements. 
      • On PAHousingSearch.com, consider any Philadelphia property that says “Median Income Based Rent.” These LIHTC developments are required to accept vouchers, but they may have a waitlist.
    • Word of mouth: Ask for ideas from friends and family or, if you have a good relationship with your landlord, ask about recommendations or other properties they have. 
    • On foot: Walk around your desired neighborhoods and look for “For Rent” signs. 

    For additional guidance, see our article on the Private Rental Search Process.

    I found a rental property. How do I know if PHA will agree to the rent being advertised?

    PHA will only let you lease a rental property if the contract rent (total rent) is reasonable. Here are the factors they consider:

    • Zip code. For example, PHA may agree to a higher contract rent for a property in 19102 than a property in 19139 because rents are higher in some zip codes compared to others.
    • Voucher size. For example, PHA may agree to a higher contract rent for a 4-bedroom voucher than a 2-bedroom voucher because rents tend to be higher in larger properties.
    • Utilities. For example, PHA may agree to a higher contract rent for a property where all utilities are included than a property where the tenant must pay for gas, electric and water.
    • Tenant income. For example, PHA may agree to a higher contract rent for a tenant with higher income because a higher income tenant is allowed to pay more out-of-pocket for rent and utilities–up to 40% of their monthly income.

    The PHA Payment Standard tells you the maximum amount PHA will agree to for rent and utilities, broken down by voucher size and zip code. For a rough estimate of the contract rent PHA will agree to for a specific voucher size in a specific zip code, subtract around $150 from the payment standard.

    I found a rental property. What is the leasing process?

    Here are the steps to leasing a rental property with your voucher:

    1. Provide the Voucher and Request for Tenancy Approval (RFTA) to the landlord. Fill out the RFTA together and ask the landlord to upload it to the PHA landlord portal to start the leasing process.
    1. If your landlord is new the program, encourage them to complete PHA’s owner certification requirements in a timely manner.
    1. Wait for PHA to inspect the property and approve the rent amount. This usually takes around 4-6 weeks depending on whether the property passes inspection the first time.
    1. Sign the Lease and Housing Assistance Payment Contract with your landlord. 

    What do I do if a landlord refuses to accept my voucher?

    Landlords in Philadelphia may not deny an applicant housing solely because they have a Section 8 Housing Choice Voucher. Refusal to rent to someone with a Section 8 Housing Choice Voucher may be discrimination based on Source of Income. Source of Income discrimination is prohibited by the Fair Practices Ordinance in the City of Philadelphia.

    If anyone refuses to rent to you solely because your rent is subsidized by a housing voucher, you can file a discrimination complaint with the Philadelphia Commission on Human Relations (PCHR).

    1. File a complaint. Fill out a Housing and Property Discrimination Complaint form and submit it to the Philadelphia Commission on Human Relations, 601 Walnut St., Suite 300 South, Philadelphia, PA 19106.
    2. Seek legal representation for your complaint through the Public Interest Law Center by emailing Madison Gray mgray@pubintlaw.org.

    If PCHR determines that your prospective landlord has engaged in source of income discrimination, the landlord may be ordered to rent to you, to pay you compensatory damages, or to pay you up to $2,000 in punitive damages.  

    My voucher is expiring, and I cannot find a place. Can I get an extension?

    PHA generally issues vouchers that are valid for 90-120 days. If you need more time to find a rental property, you can ask for an additional 30 days due to extenuating circumstances or reasons related to a disability. There is no definite limit to the number of extensions you can request, particularly if your delay in finding a rental property is related to a disability.

    Near your voucher expiration date but before your voucher expires, submit an extension request through the PHA HCV Tenant Portal or email your service representative a signed Request for Voucher Extension.

  6. Low Income Housing Tax Credit (LIHTC)

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    Income and Rent Limits

    • Income Limits. Affordable units in LIHTC developments are assigned a percentage of Area Median Income (AMI) in Philadelphia—usually 20%, 30%, 40%, 50% or 60%—which represents the maximum income the tenant household can have at lease signing to rent the unit. For example, a LIHTC development in Philadelphia with a 2-bedroom unit assigned at 50% AMI can be leased by a tenant with annual household income less than $47,450 in 2022.
    • Rent Limits. Unless there is an additional project-based or tenant-based subsidy, maximum tenant rents in LIHTC developments are based on the Area Median Income (AMI) in Philadelphia, not the tenant’s household income. For the example above, the cost of rent and utilities for the 2-bedroom unit assigned at 50% AMI cannot exceed $1186 in 2022. LIHTC developments may increase rents annually as the median income in Philadelphia rises, even if the tenant’s household income stays the same.
    • Additional Subsidies. If a tenant lives in a LIHTC development and their rent is based on their household income, then they may have a project-based or tenant-based subsidy in addition to the LIHTC program rent limits. To find out which subsidy may apply to your development or unit, look up your rental property or subsidy program.
    • For current rent and income limits in Philadelphia, see PHFA Rent & Income Limits.

    Recertifications

    • Regular Recertification. LIHTC tenants recertify their household information and income every year. They can submit information and documents by mail or in person at the management office.
    • Interim Recertification. LIHTC tenants are not required to report changes to their household or income between recertifications. However, if the tenant receives an additional project-based or tenant-based subsidy, they may be required to report household or income changes.
    • For more information about recertifications in LIHTC housing, review the Low Income Housing Tax Credit Renters Guide or PHFA Low Income Housing Tax Credit Manual.

    Transfer/Moves

    • Requesting transfer. Tenants who want to move from their LIHTC unit or development may submit a request to their property manager. However, tenants can only be transferred to another unit within the same development or another development managed by the same owner. In addition, tenants may only transfer to a unit for which they are income-eligible based on the income and rent limits described above.

    Repairs

    • Requesting repairs. LIHTC tenants may request repairs by phone or by mailing a letter to the management office or owner.
    • Complaint Line. Tenants may submit complaints regarding repairs or other administrative issues by visiting Multifamily Asset Managers or calling (877) 253-7709.
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs.

    Eviction

    • Good Cause Protection. LIHTC owners must renew LIHTC leases at the end of a lease term and can only terminate a lease for non-payment of rent or breach of a condition of the lease.
    • For additional information about the eviction process, go to Evictions.

    Rules and Regulations

  7. Can I get a PHA inspection?

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    How do I request a PHA inspection?

    1. Call PHA Inspections at 215-684-3860.
    2. Email PHA Inspections at hcvinspection@pha.phila.gov.

    How does the PHA inspection process work?

    It can take 2-4 weeks for PHA to inspect unless you request an emergency inspection for serious issues like no heat. Landlords have 24 hours to correct emergency violations and 30 days to correct other violations. Landlords who do not correct violations may stop receiving rental subsidy payments.

    How will a PHA inspection help me?

    In most cases, PHA inspections can help you:

    1. Prove there are repair issues in your rental property.
    2. Pressure your landlord to make repairs.
    3. Prepare to file a Fair Housing Commission complaint, if the landlord retaliates. (link)

    What are the risks?

    If PHA stops rental subsidy payments for over 60 days, they may require you to move.

  8. Can I get an L+I inspection?

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    How do I request an L+I inspection?

    1. Call 311.
    2. Submit a request online.
    3. Visit City Hall Room 167.

    How does the L+I inspection process work?

    It can take up to 3 weeks for L+I to inspect unless you request an emergency inspection for serious issues like no heat. An adult must be home at the time of inspection, and you may not get advance notice. Landlords generally have 35 days to resolve any violations. After 35 days, L+I should reinspect. If the property is still in violation, L+I should refer the case to the City Solicitor for court.

    How will an L+I inspection help me?

    In most cases, L&I inspections can help you:

    1. Prove there are repair issues in your rental property.
    2. Pressure your landlord to make repairs.
    3. Prepare to file a Fair Housing Commission complaint, if the landlord retaliates. (link)

    What are the risks?

    In rare cases, if L+I inspects and determines that a rental property is over occupancy (zoning violation, such an unlicensed rooming house) or hazardous to human life (serious risk of fire or collapse), then L+I can move to Cease Operations at the property and force everyone to leave.

  9. City of Philadelphia Bridge Housing Subsidy Program

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    Recertifications 

    • Regular Recertification. Bridge Voucher tenants recertify their household information and income every two years. They must submit information and documents to their tenant services coordinator. Some Bridge Voucher tenants may also have to recertify annually with their property manager for compliance with the Low-Income Housing Tax Credit program. 
    • Interim Recertification. If there are changes in household size or income between recertifications, the tenant must request an interim recertification with their tenant services coordinator within 3 weeks of the change. 
    • Rent Calculation. Bridge Voucher tenant rent is calculated as approximately 30% of their monthly income minus a utility allowance. All tenants who pay for utilities have a utility allowance included in their rent calculation. 
    • For more information about recertifications in the Bridge Voucher program, talk to your tenant services coordinator or get legal help. 

    Transfers / Moves

    • Requesting transfer. Tenants who want to move from their Bridge Voucher unit must request a voucher to move from their tenant services coordinator. The Bridge Program will not issue a voucher to move if the tenant owes rent to the landlord.
    • Reasons for Transfers. Tenants can request a transfer on the following basis: 
      • End of Lease. Near the end of any 2-year lease term, a tenant may request a voucher to move during their regular recertification. 
      • Agreement to Terminate Lease. If a landlord and tenant agree to end the lease, the tenant may request a voucher to move using a signed agreement to terminate the lease. 
      • Reasonable Accommodation for Disability. If a tenant needs to move for reasons related to a disability, the tenant may request a voucher using a doctor’s note. 
      • Domestic Violence. If a tenant needs to move for reasons related to violence in the home from an intimate partner or family member, the tenant may request a voucher using evidence such as a Protection from Abuse petition (PFA) or self-certification. 
      • Failed Inspections. If a unit fails multiple inspections by the Office of Homeless Services, then the Bridge Program may issue a voucher to the move to the tenant. 
    • Moving Out. If a tenant is evicted or moves out of a Bridge Voucher unit voluntarily, they may keep their subsidy. However, if the Bridge Program determines that the tenant got a court judgment for non-payment or rent or breach of lease, then they may move to terminate the tenant from the Bridge Voucher program. 
    • For more information about transfers in the Bridge Voucher program, talk to your tenant services coordinator or get legal help. 

    Repairs

    • Requesting repairs. Bridge Voucher tenants may request repairs by phone or by mailing a letter to the landlord or property manager. 
    • Inspections. OHS inspects Bridge Voucher units every two years. Tenants may ask their tenant services coordinator to request an inspection. The Bridge Program may stop payments to the landlord after multiple failed inspections. 
    • Complaint Line. Tenants may submit complaints regarding repairs or other administrative issues by contacting the Office of Homeless Service at 215-686-4700 or ohs-generalinfo@phila.gov. 
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs. 

    Eviction

    • Third Party Complaint. If a landlord sues to evict a tenant for non-payment of rent owed by the Bridge Program, then the tenant may file a 3rd Party Complaint against PMHCC to bring them into the eviction case as an additional defendant. 
    • For additional information about the eviction process, go to Evictions.

    Subsidy Termination

    • Grounds. The Bridge Program may terminate a tenant’s subsidy for failing to follow program rules. Common reasons for termination include: failure to recertify, failure to comply with a payment agreement, failure to maintain utilities or other breach of the lease agreement. 
    • Hearing Process. Tenants have the right to appeal a program termination by requesting an administrative hearing from the Office of Homeless Services. If the tenant loses at the administrative hearing, they have the right to appeal the decision to the Court of Common Pleas. 

    Rules & Regulations

    The Bridge Program is a funded by the City of Philadelphia, so unlike federally subsidized housing programs, the rules and regulations are not published. To learn more about the rules and regulations, tenants should review their Bridge Voucher Program contracts including their lease agreement, contact their tenant services coordinator or get legal help. 

  10. Rapid Rehousing Voucher

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    To find out if you are in a Rapid Rehousing Program, you may look up your program.

    Recertification

    • Regular Recertification. Since Rapid Rehousing assistance is time-limited, tenants must only certify their income at the beginning of their tenancy 
    • Interim Recertification. If there are changes in household size or income during the first year of tenancy, Rapid Rehousing tenants must ask their case manager or program manager for an interim recertification within 30 days to add/remove a household member or adjust their rent according to the new household income. 
    • Rent Calculation. Rapid Rehousing tenant rent is calculated as approximately 30% of monthly income minus a utility allowance. All tenants who pay for utilities must have a utility allowance included in their rent calculation. 
    • For more information about recertifications in Rapid Rehousing, go to the HUD Handbook 4350.3, Chapters 5 and 7. 

    Transfers / Moves

    • Requesting transfer. Tenants who need to move from their rapid rehousing property before the end of their 12-month lease may ask their case manager or program director to transfer their assistance to a new rental property. Such transfers can be difficult because the program may only be able to offer a subsidy for the number of months remaining on the lease. The Office of Homeless Services (OHS) may also facilitate a transfer to a different unit or a different Rapid Rehousing program as need arises. 
    • Domestic Violence Transfers. If a tenant needs to move for reasons related to violence in the home from an intimate partner or family member, the Violence Against Women Act (VAWA) requires the Rapid Rehousing program to assist with transferring the subsidy to a new unit. The Office of Homeless Services may also assist with such transfers. 
    • Moving Out. If a tenant moves out of a Rapid Rehousing unit voluntarily, they do not automatically lose their housing subsidy and can request to lease up a different unit with the subsidy for the number of months remaining on the lease.

    Repairs

    • Requesting repairs. Rapid Rehousing tenants may request repairs by phone or by mailing a letter to the management office or owner. They may also ask their case manager to advocate on their behalf. 
    • Inspections. The Office of Homeless Services may inspect the property, issue violations and stop subsidy payments to the owner, if the property does not meet Housing Quality Standards. 
    • Complaint Line. Tenants may submit complaints regarding repairs or other administrative issues by contacting the Office of Homeless Service at 215-686-4700 or ohs-generalinfo@phila.gov. 
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs.

    Subsidy Termination

    • Due Process Protection. In terminating assistance to a Rapid Rehousing program participant, the program must provide a formal process that includes providing written notice of termination, a review of the decision in which the program participant is given the opportunity to present written or oral objections, and prompt written notice of the final decision. This decision is appealable to the Court of Common Pleas. 
    • Hard to House Population Protection. The program providing Rapid Rehousing for hard-to-house populations of homeless persons must exercise judgment and examine all extenuating circumstances in determining when violations are serious enough to warrant termination so that a program participant’s assistance is terminated only in the most severe cases. 
    • For additional information about the termination process see the Continuum of Care Interim Rule Section 578.91
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