Important Notice: This page is for informational purposes only and does not constitute legal advice. Jurist-Diction is not a law firm. For legal representation, contact Philadelphia Legal Assistance (PLA) — 215-981-3800, Community Legal Services (CLS) — 215-981-3700, or the Philly Tenant Hotline — 267-443-2500.
Philadelphia Code Chapter 9-3900 requires landlords to have good cause — a legally recognized reason — before they can terminate a tenancy or evict a tenant. This is not optional. It applies to virtually all residential rentals in Philadelphia, regardless of whether your lease says anything about it.
What this means in practice: a landlord cannot evict you simply because the lease expired, because they want to renovate without permits, because they found a tenant willing to pay more, or because they dislike you. They need a valid ground from a defined list — and they need to follow the correct procedure for that ground.
Valid Grounds for Eviction in Philadelphia
Under Phila. Code §9-3901. Each ground has specific procedural requirements — the existence of the ground alone is not enough.
Nonpayment of Rent
Landlord must provide proper written notice of the amount owed and a reasonable opportunity to pay before filing in court. Partial payments accepted by the landlord after notice is issued may waive the right to evict.
Material Lease Violation
The violation must be material — significant enough to justify termination. Minor or technical violations (an overnight guest, a small pet under 20 lbs if lease is silent) are generally not sufficient. The landlord must give notice and an opportunity to cure before filing.
Criminal Activity on the Premises
Only criminal activity by the tenant or a member of the tenant's household qualifies. The activity must have occurred on or near the premises. Drug-related activity, violent crime, or property destruction are the most common bases.
Owner Move-In
The landlord or an immediate family member intends to occupy the unit as their primary residence. This is a legitimate ground — but the landlord must actually move in. If the unit is re-rented within six months, you have a legal claim.
Substantial Renovation or Demolition
The landlord intends to substantially renovate or demolish the property. Requires permits and a legitimate construction plan. Cosmetic improvements or ordinary maintenance do not qualify. The tenant may have relocation assistance rights.
Lease Expiration — Holdover Tenant
When a lease expires and the tenant remains without a new agreement. Philadelphia Code requires a 30-day notice to vacate for month-to-month tenancies. However, if you have been a tenant for more than one year, a longer notice period applies.
What Does NOT Count as Good Cause
These are not valid grounds for eviction under Philadelphia law:
- Lease expiration alone (without another valid ground)
- The landlord wants to raise the rent and you declined
- The landlord wants to sell the property
- Cosmetic renovation or ordinary maintenance
- The landlord has a new prospective tenant willing to pay more
- Personality conflict or general dislike of the tenant
- A lease clause that purports to allow no-cause termination
A lease clause that purports to allow no-cause termination is unenforceable in Philadelphia. City code supersedes lease terms where they conflict.
How to Challenge a No-Cause or Invalid-Cause Eviction
Identify Whether the Grounds Are Valid
Start by asking: which specific ground is the landlord citing? If the eviction notice does not state a reason, that is itself a defect. Philadelphia Code §9-3901 requires the notice to specify the grounds. An eviction notice without stated grounds fails legally.
Verify the Notice Was Proper
Even if the grounds are valid, the notice must comply with timing and service requirements. Nonpayment: minimum 10-day notice. Lease violations: minimum 15-day notice to cure. Termination of tenancy: minimum 30-day notice (90 days for tenancies over two years under some circumstances). Improper notice is a complete defense.
Check Whether Waiver Applies
If your landlord accepted rent after sending the eviction notice, they may have waived the right to evict. Courts regularly dismiss eviction cases where a landlord accepted payment after issuing a notice. Keep every receipt or bank record showing what the landlord accepted and when.
Raise the Good-Cause Challenge in Court
At your hearing, state clearly: "Landlord lacks valid good cause for termination under Philadelphia Code Chapter 9-3900." The burden is on the landlord to prove good cause — it is not on you to disprove it. If the landlord cannot articulate and prove a recognized ground, the case should be dismissed.
Related Resources
Every Defense. One Packet.
Philadelphia Eviction Defense Packet
8 jurisdiction-correct documents including a good-cause challenge brief, improper notice motion, and affirmative defense forms. Updated for the Safe Healthy Homes Act (2026).
Get the Packet — $299Disclaimer: This page is for informational purposes only and does not constitute legal advice. Jurist-Diction is not a law firm and does not provide legal representation. For legal assistance, contact PLA — 215-981-3800, CLS — 215-981-3700, or the Philly Tenant Hotline — 267-443-2500.