Philadelphia Eviction Diversion Program 2026–27: What Tenants Should Do After a Notice of Diversion Rights
If your landlord in Philadelphia wants to evict you, they usually can't go straight to court. City law requires most private landlords to go through the Eviction Diversion Program (EDP) first. That gives you a window of at least 30 days to work out a payment plan, a move-out agreement or, in some cases, get city money to pay back rent.
This guide explains how the program works for tenants in 2026–27, what to do at each step and where to get free legal help if your case does go to court.
Last checked October 2026. Program rules and funding can change, so confirm details with the hotlines listed below.
How the Eviction Diversion Program Works
The EDP is required by Philadelphia Code § 9-811. The key points for tenants:
The landlord applies, not you. Your landlord starts the process by giving you a Notice of Diversion Rights and submitting an EDP application.
30 days before court. Landlords must apply, be approved and take part in good faith for at least 30 days before filing an eviction in Municipal Court.
Private rentals only. The program covers privately owned residential properties. The Philadelphia Housing Authority (PHA) runs its own process for PHA-owned housing.
It's free. Services can include mediation, housing counseling, help negotiating directly and, for some tenants, financial assistance.
The city says EDP applications are usually reviewed within 3 business days.
Step 1: Read the Notice and Start Talking to Your Landlord
When you get the Notice of Diversion Rights, don't ignore it. The Philly Tenant website, run with city support, recommends contacting your landlord right away and making a proposal. You don't have to wait for program approval to reach an agreement.
Agreements can cover almost anything in dispute, including:
A payment plan for back rent
A "graceful exit" agreement that gives you time to move without a court record
Repairs the landlord agrees to make
Put any agreement in writing and keep a copy.
Step 2: Check Your Program Status
Ask your landlord for the EDP application number, which starts with "EVP-". You can use it to check the status at eviction-diversion.phila.gov. The city says the status page now shows specific details about mediation and financial assistance.
If you haven't heard from the landlord or received a text or email from the program after 7 days, call the EDP Tenant Hotline at 215-523-9501 (Monday to Friday, 9 a.m. to 4 p.m.).
Step 3: Mediation and Housing Counseling
If your case goes to mediation, you'll be assigned a HUD-certified housing counselor. The counselor helps with budgeting and other support before and during mediation. Mediation sessions are held by phone. They're a guided conversation, run by a neutral mediator, to help you and your landlord reach an agreement.
If you're selected for mediation, call the Tenant Hotline at 215-523-9501 to be scheduled with a housing counselor. Landlords who send an agent must give that agent authority to make agreements.
Step 4: Targeted Financial Assistance (TFA)
Some tenants can get a one-time city payment to the landlord through Targeted Financial Assistance (TFA). According to the city's 2026 program materials:
Who's eligible
The tenant's income is below 80% of area median income (AMI).
The amount owed is under $3,500.
The landlord opts in to TFA.
What it pays
The tenant's arrears up to $3,500, plus
Two forward months of rent
The money is paid to the landlord, and you don't pay it back. By accepting TFA, the landlord agrees to a protection period of two months after the last covered month. Landlords must tell you about the payment within 5 days of receiving it.
Important: You and your landlord must reach an agreement in mediation to receive TFA funding. Showing up and negotiating in good faith matters.
If the Landlord Files in Court Anyway
If EDP doesn't resolve things, your landlord can file in Philadelphia Municipal Court after the 30-day period. If you get court papers, act quickly.
Right to Counsel
Philadelphia's Right to Counsel law guarantees free legal representation to eligible low-income renters facing eviction, lease termination or PHA subsidy termination. To qualify, you must:
Have income at or below 200% of the federal poverty level, and
Live in a ZIP code covered by Right to Counsel
Covered ZIP codes listed by Philly Tenant include 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 and 19154. Check the hotline for the current list, since coverage can expand.
Philly Tenant Hotline
Call 267-443-2500 for free legal information and referrals. The Tenant Union Representative Network (TURN) staffs the line, and interpretation is available. Philly Tenant says to call as soon as you have a court date rather than waiting for someone to contact you. If you can't get through, it tries to return calls within 2 to 3 business days.
If you don't have a phone, the city says you can go to Community Legal Services at 1424 Chestnut Street to be screened.
Even if you don't qualify for Right to Counsel, the hotline staff will try to connect you with other help.
A Tenant Checklist for the EDP Window
Save the Notice of Diversion Rights and any letters or texts from your landlord.
Write down what you owe and what you can realistically pay each month.
Contact your landlord with a written proposal.
Get the EVP- number and check the status page.
Call 215-523-9501 if you hear nothing after 7 days.
Ask about TFA if you owe under $3,500 and your income is below 80% AMI.
Call 267-443-2500 right away if you receive court papers.
Frequently Asked Questions
Can my landlord file an eviction in Philadelphia without going through diversion?
City law requires landlords to apply to the Eviction Diversion Program and participate in good faith for at least 30 days before filing an eviction in court. PHA-owned properties have a separate process.
Do I apply to the Eviction Diversion Program myself?
No. The landlord submits the application after giving you a Notice of Diversion Rights. You can check the status using the EVP- number.
How much can TFA pay?
TFA can cover arrears up to $3,500 plus two forward months of rent, paid to the landlord, if you're eligible and reach an agreement in mediation.
Who gets a free eviction lawyer in Philadelphia?
Renters with income at or below 200% of the federal poverty level who live in a covered ZIP code. Call the Philly Tenant Hotline at 267-443-2500.
What if my landlord won't negotiate?
Keep records of your good-faith efforts and contact the EDP Tenant Hotline. If a court case is filed, contact the Philly Tenant Hotline immediately.
This guide is general information, not legal advice. Contact the Philly Tenant Hotline or a lawyer about your situation.
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