Philadelphia Residential Lease Agreement
Generate a residential lease agreement that complies with Philadelphia's local ordinances — including rent control rules, just-cause eviction requirements, and mandatory disclosures that go beyond Pennsylvania state law.
Philadelphia Residential Lease Agreement
Philadelphia, Pennsylvania
Local Ordinances
Philadelphia Lease Requirements
What Philadelphia's local ordinances require that Pennsylvania state law does not.
Landlord must obtain a Rental License from the City of Philadelphia Department of Licenses and Inspections (L&I) before renting any residential unit; a new license is required for each property.
Before a new tenant takes occupancy, landlord must obtain a Certificate of Rental Suitability from L&I confirming the unit passed inspection or meets applicable housing code standards.
Landlord must provide each tenant with a copy of the City of Philadelphia 'Partners in Good Housing' tenant rights summary at lease signing.
For units in buildings constructed before 1978, landlord must provide a lead paint disclosure and obtain a lead-safe or lead-free certification under the Philadelphia Lead Paint Disclosure and Certification Law.
Landlord must disclose in writing any known history of bed bug infestation in the unit or building for the preceding one-year period, as required by Philadelphia's Bed Bug Disclosure Law.
Restrictions & Limits
Landlord may not rent a unit without a valid Rental License; renting without a license can result in civil penalties and may limit the landlord's ability to collect rent or pursue eviction.
Landlord may not rent a pre-1978 unit that lacks a valid lead-safe or lead-free certification; leasing such a unit exposes the landlord to significant liability under Philadelphia's Lead Paint Disclosure and Certification Law.
Landlord must provide a receipt for every rent payment made in cash; failure to do so is a violation of Philadelphia's landlord-tenant regulations.
Short-term rental of residential units is prohibited without a separate Short-Term Rental License and compliance with the City's owner-occupancy and registration requirements.
Landlord may not withhold the Certificate of Rental Suitability or refuse to allow L&I inspection as a condition of tenancy; interference with the inspection process is a code violation.
Notice Requirements
Philadelphia landlords must provide at least 30 days' written notice to terminate a month-to-month tenancy, and the notice must be served in compliance with Philadelphia Municipal Court procedural rules before a landlord-tenant action can be filed.
FAQ
Philadelphia Lease FAQ
Common questions about renting in Philadelphia.
What is the Certificate of Rental Suitability and when is it required?
The Certificate of Rental Suitability is a document issued by Philadelphia's Department of Licenses and Inspections confirming that a residential unit meets the city's basic housing code standards. A landlord must obtain and provide this certificate to the tenant before or at the commencement of each new tenancy. Operating without a valid certificate can expose the landlord to fines and jeopardize the enforceability of the lease.
Is a Rental License required for every residential rental in Philadelphia?
Yes. Philadelphia requires all landlords—regardless of the number of units—to obtain a Rental License from the Department of Licenses and Inspections before renting any residential property. The license must be renewed annually and the current license number should appear on the lease. Renting without a valid license is a violation of the Philadelphia Code.
What are the lead paint disclosure requirements for older Philadelphia buildings?
Under the Philadelphia Lead Paint Disclosure and Certification Law (Philadelphia Code §6-800), landlords of residential units in buildings constructed before 1978 must obtain a lead-safe or lead-free certification from a certified lead inspector before a new tenancy begins. The landlord must provide a copy of the certification to the tenant. Failure to comply can result in civil penalties and potential liability for lead exposure.
What does the Bed Bug Disclosure Law require of Philadelphia landlords?
Philadelphia's Bed Bug Disclosure Law requires landlords to disclose in writing, before lease signing, any known history of bed bug infestation in the rental unit or the building during the preceding 12-month period. The disclosure must be provided even if the infestation has been remediated. This requirement applies to all residential rental units in the city.
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