Philadelphia's Eviction Diversion Program: A Landlord's Guide

By Benjamin Oller, Principal at TCS Property Management · About the author

If you own rental property in Philadelphia, you cannot file an eviction in Municipal Court until you have gone through the City's Eviction Diversion Program (EDP). Skip it, and your filing can be thrown out before a judge ever hears the case.

That sounds like one more hoop. In practice, the program is often the fastest, cheapest way to get a rent dispute resolved and keep a paying tenant in place. Here's what every Philadelphia owner should know, and how to make the process work for you.

What the Eviction Diversion Program Is

EDP is a free, City-run program that brings landlords and tenants together with a housing counselor or trained mediator to settle disputes before anything is filed in court. It launched in September 2020, became mandatory on January 1, 2022, and is now a permanent part of the Philadelphia Code under § 9-811.

Who it applies to

The program applies to owners of residential, tenant-occupied properties in Philadelphia. Disputes over back rent are the most common, but the program also covers other lease issues, such as property damage.

How it works

Since 2020, roughly three out of four participating landlord-tenant pairs have reached an agreement that kept the tenant housed, according to the City. Before the pandemic, Philadelphia averaged more than 25,000 eviction filings a year; filings have stayed well below that level since diversion became mandatory, and the program is now cited as a national model.

How the Philadelphia Eviction Diversion Program Works, Step by Step

Serve the Notice of Diversion Rights. Before applying, give your tenant the City's official Notice of Diversion Rights. Keep proof of how and when you delivered it, because you'll need to upload that proof.
Apply online. Submit your application through the City's portal at eviction-diversion.phila.gov. It is open 24/7. Have your proof of notice delivery, a signed landlord affidavit, the amount owed and current, accurate contact information for your tenant.
Complete the application review. Program staff review the file. If anything is missing, you may be asked to resubmit documents, so a complete application saves time.
Participate in the 30-day program period. Once approved, the application is assigned to a pathway, and both parties receive a text or email. You must participate in good faith for at least 30 days, which means showing up to scheduled sessions and engaging honestly.
Track the status. You can check where your application stands anytime on the program's status page.
Reach an outcome. Most cases end in an agreement, such as a payment plan or an agreed move-out date. If no agreement is reached after the program period and you participated in good faith, you may then proceed to court.

One exception: the ordinance allows an owner to bypass diversion when an eviction is needed to stop or prevent imminent harm. Talk to an attorney before relying on that exception.

Pathways and Targeted Financial Assistance

The program assigns each case to one of four pathways, based largely on how much back rent and fees are owed and what other issues are involved. Depending on the path, your tenant may be paired with a housing counselor, scheduled for a mediation session, or connected to other resources.

Mediation is usually quick. The program's mediation manager has said most agreements come out of a single one-hour session, since neither side typically wants the time and expense of court.

Some cases also qualify for Targeted Financial Assistance (TFA), a one-time City payment made directly to the landlord to cover a tenant's arrears. If selected, you must complete the application window after EDP approval is short. Read the TFA terms carefully before opting in; accepting the funds comes with conditions, including limits on filing against that tenant for a period afterward.

Why Eviction Diversion Is Good Business for Owners

Eviction is rarely a win, even when you win in court. Between legal fees, months of lost rent, turnover and repairs, and the time a contested eviction can cost far more than the arrears that started it. Diversion offers a better path:

It's free. There are no filing fees and no cost for mediation or counseling.
It recovers rent. A structured payment plan, or TFA where available, can get you paid faster than a court judgment you then have to collect.
It avoids vacancy. Keeping a tenant who can get back on track beats paying turnover costs and waiting for a new lease.
It's faster. Many cases resolve in a single session instead of waiting for a court date.
It protects your case. If diversion fails, a documented record of good-faith participation puts you on solid footing in court.

The program isn't perfect. Some owners say payment agreements reached in mediation are hard to enforce, and that rent assistance can be slow to arrive. But for most disputes, it's the right first move, and since it's mandatory, the smart play is to do it well.

Tips to Avoid Common Philadelphia Eviction Diversion Mistakes

Don't skip the notice. Applying without serving the Notice of Diversion Rights, or without proof that you did, is the most common way to stall an application.
Use accurate tenant contact information. The program reaches tenants by text and email. A wrong number means a missed session and a lost week.
Keep your paperwork in order. A current rental license, an accurate rent ledger and the signed lease make your application and any later court case much smoother.
Show up and negotiate. Good faith is a legal requirement, not a courtesy. Come with a realistic payment plan in mind.
Talk early. You don't have to wait for the program to start a conversation. Reaching out to a tenant who's fallen behind often resolves things before a notice is ever needed.
Put agreements in writing. Make sure any plan spells out amounts, due dates and what happens if a payment is missed.

How TCS Property Management Helps Philadelphia Landlords

As a Philadelphia-headquartered management company, we handle the Eviction Diversion Program as a routine part of protecting our owners' investments. For the properties we manage, our team can:

Spot late payments early through the online rent portal and reach out before a small balance becomes a big one
Prepare and serve the Notice of Diversion Rights and keep proof of delivery on file
Assemble rent ledgers, leases and licensing documents for a complete application
Represent owners in mediation and work toward a payment plan that actually gets you paid
Keep you updated through your owner portal at every stage

Our goal is simple: fewer vacancies, fewer court dates and steady rent. If you own rental property in Philadelphia and want a partner who knows this process, call us at (215) 383-1439 or visit tcsmgt.com.

Helpful Philadelphia Eviction Resources

Apply or check status: eviction-diversion.phila.gov
Notice of Diversion Rights and official court information: courts.phila.gov
For tenants: Save Your Home Philly Hotline, (215) 334-HOME (4663); Philly Tenant Hotline, (267) 443-2500

This post is general information, not legal advice. Program rules change, so confirm current requirements with the City or an attorney before acting.