What is the Eviction Diversion Program?
The City of Philadelphia’s Eviction Diversion Program (EDP) helps landlords and tenants resolve issues before the legal process of eviction.
As of January 2022, all landlords must apply and be approved for the Eviction Diversion Program and participate in good faith for at least 30 days before filing an eviction in court. This is an opportunity for tenants to work out agreements to avoid the legal process of eviction and related court records. For the law, see Philadelphia Code 9-811 “Eviction Diversion Program”.
Why should I participate in the program?
The Eviction Diversion Program can be good for tenants because attending eviction court is often stressful and may end with you being evicted AND getting a judgment on your record. Many landlords also want to participate in the program to avoid paying costly attorney and filing fees, attending hearings and evicting tenants. In addition, some tenants may be eligible for Targeted Financial Assistance (TFA).
I got a Notice of Diversion Rights from my landlord. What’s my next step?
The Notice of Diversion Rights should look like this:
Your next steps are:
- Start negotiating. Contact your landlord right away and use our negotiating materials to make a proposal. You do not need to wait for program approval to reach an agreement.
- Check the program status. Ask your landlord if the application to the Eviction Diversion Program was approved and ask for the identifying number starting with “EVP-“ to check the status https://eviction-diversion.phila.gov/#/Status
- Call the hotline. After 7 days, if you do not receive an update from the landlord or a text/email message from the program, you may contact the Eviction Diversion Program Tenant Hotline for an update Monday-Friday from 9am to 4pm at 215-523-9501.
I received an email or text message to negotiate directly with my landlord. What do I do?
You have 30 days to negotiate directly with your landlord before they can file in court. Learn more about Direct Negotiation and what you can do to make the most of this opportunity.
I received an email or text message to contact the Save Your Home Philly hotline to be scheduled with a housing counselor. What does that mean?
Some tenants with lower amounts owed or other factors may be assigned a free housing counselor and a mediation session for additional support to help reach an agreement and prevent the case from going to court.
If you are selected for mediation, contact the Eviction Diversion Program Tenant Hotline to be scheduled with a housing counselor Monday-Friday from 9am to 4pm 215-523-9501.
Learn more about Mediation and what you can do to make the most of this opportunity.
Can I get a housing counselor?
Unfortunately, not all tenants are provided with housing counselors and mediation. If you believe all tenants should have additional resources like a free housing counselor, contact your City Council member and tell them you believe all tenants need housing counseling and mediation before their landlord files in court.
For more details about good faith participation in the program and other resources, visit the City of Philadelphia’s Eviction Diversion Program site.
What is the status of my landlord’s EDP application?
Landlords must successfully submit an application for EDP and participate in good faith for a least 30 days before attempting to evict through court. You can check the status at any time here: https://eviction-diversion.phila.gov/#/Status
For more information on how to check the status of your landlord’s application and what the status outcomes mean, check here: https://phillytenant.org/what-is-the-status-of-my-landlords-edp-application/