Philadelphia's Safe Healthy Homes Act Takes Effect November 1: What Landlords Need to Know

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

On November 1, 2026, the final pieces of Philadelphia's Safe Healthy Homes Act (SHHA) take effect. Signed by Mayor Cherelle Parker, it's one of the biggest changes to the city's rental rules in years. It changes how leases end, how properties are inspected, and what paperwork you owe your tenants, and the penalties for missing a step are significant.

If you own rental property in Philadelphia, here's what the new 2026 landlord laws change, from good cause eviction to rental license and Certificate of Rental Suitability deadlines, and how to prepare.

1. Good cause now applies to every lease

Until now, Philadelphia's good-cause protections covered only some tenancies. Starting November 1, they apply to every residential lease, regardless of length.

A lease simply reaching its end date is no longer a reason to stop renting to someone. To end a tenancy or decline to renew, you need a legally recognized reason, such as nonpayment, a substantial lease violation, or property damage. You must also state that reason in writing, with reasonable specificity.

Watch your notice timing: generally 60 days for tenancies of a year or more and 30 days for shorter ones. If proper notice isn't given, the lease can roll over to month-to-month.

What to do: Document lease violations as they happen, not after the fact. Clear records are what make good cause hold up.

2. Inspections no longer wait for a complaint

The Department of Licenses and Inspections (L&I) can now run proactive, cyclical rental inspections. The city plans to inspect rental properties regularly over the coming years, starting with properties that have current or past violations.

What to do: Treat every unit as if an inspector could visit next month. Fix open violations now, and keep repair records.

3. Tighter deadlines for licenses and certificates

Paperwork now comes with short, firm deadlines:

New or renewed rental license: Give tenants a copy, plus a notice of tenant rights, within 7 days of receiving it.
Expired or suspended license: Notify tenants in writing within 7 days.
Certificate of Rental Suitability: Provide one at move-in that was issued within the prior 60 days. Before filing for eviction, you need one issued within the 30 days before filing.
Out-of-town owners: Designate a local agent, at least 18 years old, with a physical Philadelphia address.

What to do: Put every license and certificate expiration date on a calendar, with reminders well ahead of each deadline.

4. Non-compliance can stop your rent

This is where the law has real teeth. If a property has uncorrected serious code violations, or lacks a valid rental license or Certificate of Rental Suitability, the landlord can't collect rent or recover possession. Tenants may be entitled to refunds of rent collected during that period.

Tenants also have an expanded right to take landlords to court. They can seek orders forcing compliance, recover attorney fees, and collect actual damages of $1,000 per violation, whichever is greater. Across several units or several missed deadlines, those amounts add up quickly.

A “safe harbor” provision is meant to protect landlords whose compliance is delayed through the city's fault rather than their own. Even so, documenting your good-faith efforts is essential.

5. Stronger anti-retaliation protections

Tenants now have a clear legal right to organize and form tenant associations. Landlords may not penalize or threaten tenants for reporting code violations, requesting repairs, or organizing.

What to do: Respond to repair requests promptly and in writing. A clear paper trail protects you and your tenants.

Your November 1 checklist

Review current leases and upcoming non-renewals for good cause
Update notice templates to state reasons in writing
Confirm every rental license is current
Get a fresh Certificate of Rental Suitability for upcoming move-ins
Close out any open L&I violations
Name a local agent if you live outside Philadelphia
Set up a system to deliver licenses and notices within 7 days