Philadelphia Good Cause Eviction and Rental License Guide for 2026
Philadelphia layers significant additional rules on top of Pennsylvania state landlord law (68 P.S. Chapter 8). The two most important Philadelphia-specific requirements are the Good Cause Eviction Ordinance and the mandatory Rental License, both administered by the Department of Licenses and Inspections (L&I). This guide covers the Philadelphia overlay for 2026.
## How Philadelphia layers on PA law
Pennsylvania state law (68 P.S. 250.501 etc.) provides the floor: 10/15/30 day notice rules, deposit caps, and procedure. Philadelphia adds: - Good Cause Eviction Ordinance (Code 9-810) for tenancies of one year or more. - Rental License required for all residential rentals. - Certificate of Rental Suitability (CRS) required at lease signing. - Philadelphia-specific lead disclosure beyond federal. - Philadelphia Health Department certification for pre-1978 rentals.
A pre-Code 9-810 lease template that does not reflect Philadelphia rules is materially out of compliance.
## Good Cause Eviction (Code 9-810)
Philadelphia Code Chapter 9-810 requires good cause for any termination of a tenancy of one year or more. The landlord must: - Specify a qualifying reason on the termination notice. - Serve the notice within statutory windows. - Avoid no-fault termination unless qualifying ground exists.
Good cause grounds include: - Non-payment of rent. - Material breach. - Nuisance. - Owner or family move-in. - Substantial remodel. - Refusal to allow access.
For tenancies under one year, the standard PA rules apply (no Good Cause requirement).
All Philadelphia residential rentals require an active Rental License from L&I. The license: - Must be renewed annually. - Costs typically $40 to $80 per unit per year. - Requires a passing housing inspection. - Must be displayed in the lease as a license number.
A landlord without a current Rental License cannot collect rent. Tenants can withhold rent until the license is obtained, and the landlord cannot file for eviction until the license is current.
## Certificate of Rental Suitability
L&I requires the Certificate of Rental Suitability (CRS) to be provided to the tenant at lease signing. The CRS is a 2-page document confirming the unit complies with Philadelphia Building Code.
The CRS: - Must be obtained from L&I before lease signing. - Must be attached to the lease. - Costs typically $20 to $30.
Failure to provide the CRS subjects the landlord to fines and exposes the landlord to tenant claims.
## Philadelphia lead disclosure
Philadelphia adds a separate lead disclosure on top of the federal 24 CFR Part 35 rule. For pre-1978 units in Philadelphia: - The landlord must obtain a Philadelphia Lead-Safe Certificate from the Health Department. - The certificate must be provided to the tenant before move-in. - The unit must pass a visual inspection (no chipping, peeling, or chewable lead-painted surfaces).
Failure exposes the landlord to substantial fines and tenant suit.
Operating without a Rental License. Without it, the landlord cannot collect rent or file for eviction. Generic out-of-state landlords often miss this requirement entirely.
Skipping the Certificate of Rental Suitability. Required at lease signing. Failure exposes the landlord to fines and tenant claims.
No-fault termination of 1-year+ tenancies. Code 9-810 requires Good Cause. A landlord serving a 30-day notice without specifying a qualifying ground will have the notice voided.
Skipping Philadelphia-specific lead disclosure. Federal compliance alone is not enough; Philadelphia Health Department certification is also required for pre-1978 units.
For a Philadelphia-specific lease that bundles Pennsylvania state law (68 P.S.) compliance with the Rental License reference, CRS attachment, Good Cause language, and Philadelphia lead disclosure, see leasekit.io/templates/pennsylvania-residential-lease for $29 one-time. The template flags Philadelphia-specific content separately so it works for both Philadelphia and the rest of Pennsylvania.