If you own rental property in Philadelphia, there are important changes to the City’s landlord-tenant laws that you should know about.
Effective November 1, 2026, Philadelphia’s new Safe Healthy Homes Act expanded tenant protections and introduced additional responsibilities for landlords.
The legislation addresses lease terminations, tenant retaliation, and rental licensing compliance. For Philadelphia property owners, understanding these changes is important to avoiding legal disputes and protecting their rental investments.
Here’s what landlords need to know.
Change 1Landlords Must Have a Valid Reason to Terminate or Not Renew a Lease
One of the most significant changes involves Philadelphia’s “good cause” eviction protections.
Previously, these protections generally applied to month-to-month tenants and tenants with leases shorter than one year. Under the new law, good cause requirements extend to tenants regardless of their lease length.
This means landlords must provide a legally recognized reason when terminating or declining to renew a residential lease. Valid reasons may include nonpayment of rent, repeated lease violations, or other circumstances permitted under Philadelphia law.
Simply allowing a lease to expire may no longer be sufficient grounds to end a tenancy. Property owners should review their lease termination procedures and obtain legal guidance before issuing nonrenewal notices.
Change 2Stronger Protections Against Landlord Retaliation
The new legislation also expands protections for tenants who report unsafe housing conditions or exercise their legal rights.
Landlords are prohibited from retaliating against tenants for activities such as:
- Reporting property conditions to the Department of Licenses and Inspections (L&I)
- Cooperating with City investigations
- Communicating with government officials about housing concerns
- Participating in tenant organizations
Retaliation may include improper lease termination, changes to rental terms, or other prohibited actions against tenants.
Maintain clear records of tenant complaints, property maintenance, and communications. Respond promptly to legitimate repair requests and document actions taken.
Change 3Rental Licenses Are More Important Than Ever
Perhaps the most relevant provision for Philadelphia rental property owners involves the City’s rental licensing requirements.
Philadelphia already requires landlords to maintain a valid Rental License and comply with Certificate of Rental Suitability requirements. The new legislation strengthens tenants’ ability to pursue recovery of rent collected unlawfully when landlords fail to meet applicable licensing requirements.
This creates additional financial exposure for property owners who allow rental licenses to expire or fail to obtain the required documentation.
An expired rental license is more than an administrative inconvenience. It can affect your ability to legally collect rent and potentially expose you to financial claims.
ChecklistMake Sure Your Rental Property Meets City Requirements
With the new laws in effect, Philadelphia landlords should review their existing rental property documentation. Before renting a property or renewing a license, make sure you have:
- A valid Philadelphia Rental License. Rental licenses must be renewed annually.
- A Commercial Activity License and Philadelphia Tax Account. Where required, these must reflect the appropriate property owner or business entity.
- Current lead safety certification. Properties built before March 1978 generally require lead-safe or lead-free certification.
- A Certificate of Rental Suitability. Required for applicable tenancies and must be provided to tenants as required by City law.
- Proper zoning and occupancy approvals. The property’s approved use and number of dwelling units should match City records.
- Compliance with City taxes and L&I requirements. Outstanding violations or tax issues can delay rental license approvals.
These requirements are not all new, but maintaining compliance has become increasingly important.
Next StepsWhat Should Philadelphia Landlords Do Now?
Whether you own one rental property or manage multiple buildings, now is a good time to review your rental licenses and compliance records.
Check expiration dates, confirm that your property information matches City records, and address any outstanding documentation issues before they interfere with your ability to rent your property.
Landlords should also review their lease agreements and procedures for tenant complaints, renewals, and terminations with qualified legal counsel.
Need Help With Your Philadelphia Rental License?
At Philadelphia Zoning, we help property owners navigate the City’s rental licensing and permit requirements. Our services include:
- New Philadelphia Rental License applications
- Annual Rental License renewals
- Commercial Activity License and tax account coordination
- Zoning and change-of-use permits
- Assistance resolving rental license application issues
Whether you own a single rental property or multiple investment properties, we can help you navigate the City’s licensing process and keep your documentation current. Don’t wait until an expired license creates problems.
The information contained in this post is provided for general informational purposes only and should not be construed as legal advice on any matter. Always seek the guidance of a licensed legal professional regarding your specific circumstances.
