Eviction Diversion Program in Philadelphia: Notice, Mediation, and Aid

Philadelphia’s Eviction Diversion Program is a mandatory, free process that every residential landlord in the city must complete before filing an eviction case. Under Philadelphia Code § 9-811, the landlord has to enroll in the program, deliver a written Notice of Diversion Rights to the tenant, and participate in good faith for at least 30 days before taking the dispute to court.¹ The program connects both sides with a housing counselor or mediator and, in some cases, direct rental assistance, all at no cost.

What the Law Requires

Philadelphia Code § 9-811 created a pre-filing diversion requirement for residential evictions. The Department of Planning and Development runs the program, though the Mayor can designate a different office. As long as the city operates the mandatory program, no landlord has a lawful basis to evict a residential tenant without completing diversion first.¹

Two things have to happen. The landlord must enroll in the program and give the tenant a written Notice of Diversion Rights, and the landlord must then participate in good faith for no fewer than 30 days.¹ Skipping either step gives the tenant a defense to raise in court. Under § 9-811(6), the court may dismiss the case on that basis, though dismissal is at the judge’s discretion rather than automatic. The tenant cannot waive this protection, even if the landlord asks them to.

When the Program Applies

The requirement covers residential rental properties within Philadelphia. Commercial leases and non-residential arrangements fall outside the program entirely.

One narrow exception exists. Diversion is not required when the eviction is necessary to stop or prevent an imminent threat of harm by the person being evicted, including physical violence or harassment.¹ Outside that scenario, every residential eviction has to go through diversion first.

What Landlords Have to Do

Send the Notice of Diversion Rights

Before enrolling, the landlord has to deliver a written Notice of Diversion Rights to the tenant. The notice explains the tenant’s right to participate and how to exercise it. Delivery must be by hand or by mail with proof of mailing.¹ The city publishes a standard form, and the program portal directs landlords to use the current version (the 2022 Notice of Diversion Rights).²

Apply Through the Online Portal

Enrollment runs through the city’s Eviction Diversion Portal at eviction-diversion.phila.gov. The application requires proof that the tenant received the Notice of Diversion Rights, a rent ledger or rent roll documenting the arrears, and a proposed payment agreement.³ The ledger needs the property address, landlord name, tenant name, and dates for all payments made and balances owed.

A common mistake trips up landlords here. The application asks for the current monthly rent, which should not include arrears or past-due amounts.³ Lumping everything together creates discrepancies that slow the process. Keep the current rent figure clean and report arrears separately on the ledger.

Participate in Good Faith for 30 Days

After enrollment, the landlord has to participate in good faith for at least 30 days before gaining a lawful basis to file an eviction.¹ During this window the program assigns a housing counselor or mediator and tries to bring the parties together. Good faith means responding to communications, attending scheduled sessions, and engaging with proposed solutions. A landlord who enrolls and then ignores every outreach attempt has not met the statute’s standard.

What Tenants Should Do

Tenants do not file the diversion application. The landlord submits it, and the program contacts the tenant afterward.² If you received a Notice of Diversion Rights, the most important move is to respond when the program reaches out. Tenants who engage with mediation and counseling are far more likely to reach an agreement that keeps the case out of court.

The Tenant Hotline is 215-523-9501, available for questions about participation, available resources, or case status.² The program is free. Before your mediation session, gather your own records: rent payments, bank statements, and any written communication with the landlord. Walking in with documentation strengthens your position.

Mediation and Reaching an Agreement

In mediation, a neutral mediator helps both sides discuss the debt and work through repayment options or lease adjustments. If the parties reach a deal, the mediator writes it up. Both sides confirm orally, and the mediation manager provides the written version to each party.⁴ Agreement terms might cover a payment plan for the arrears, repairs the landlord agrees to make, or changes to how the tenant accesses the property.

If either side spots an error in the written agreement, they should contact the program at EvictionDiversionProgram@coraservices.org within 24 hours or the next business day.⁴ Keep a copy. The signed agreement serves as proof of compliance with the diversion requirement and governs the relationship until the arrears are resolved.

Evaluation data from earlier phases of the program shows how much participation matters. When cases completed mediation, roughly 56% to 69% ended in agreements depending on the period, and subsequent eviction filing rates dropped significantly for cases that reached a resolution compared with those that did not.⁵ Tenants who show up and engage have a real shot at staying housed.

Targeted Financial Assistance

Some cases qualify for direct financial help through Targeted Financial Assistance (TFA). To be considered, the total arrears listed on the landlord’s application must be $3,500 or less, and that amount must match the uploaded rent ledger or rent roll.² When available, TFA funds go toward covering the outstanding balance.

Availability depends on program funding, so TFA is not guaranteed even when a case meets the threshold. The authorizing statute acknowledges this directly: the city council noted the diversion program could be discontinued if sufficient funding is not available.¹ Applying and participating gives tenants the best chance of accessing whatever funds exist, and for landlords TFA can mean payment faster than months of court proceedings would deliver.

If No Agreement Is Reached

If the 30-day participation period expires without an agreement, or if the tenant does not engage, the landlord can file an eviction case in Philadelphia Municipal Court. The program issues documentation confirming the landlord’s participation, which satisfies the § 9-811 requirement. Hold onto that documentation along with any correspondence. If the tenant later raises non-compliance as a defense, that paperwork is what protects the case from dismissal.

Why Diversion Matters for a Tenant’s Record

One of the program’s most significant effects is what it prevents: a court filing on the tenant’s record. Eviction court cases can appear on tenant screening reports for up to seven years from the filing date, even when the tenant is never actually evicted.⁶ Because diversion resolves disputes before a case is filed, successful participation means no eviction record exists for screening companies to find.

The statute itself reflects this concern. Philadelphia’s city council noted that the pre-filing program could be replaced by a post-filing system only if that alternative allowed disputes to be resolved “without an eviction filing against a tenant becoming known to third parties.”¹ For a tenant, that alone can be reason enough to engage with the process rather than ignore it and hope the landlord gives up.

1
American Legal Publishing. Philadelphia Code 9-811 – Eviction Diversion Program
2
City of Philadelphia. Eviction Diversion Program
3
City of Philadelphia. How to Apply for the Eviction Diversion Program
4
City of Philadelphia. Eviction Diversion Program – Frequently Asked Questions
5
City of Philadelphia. Eviction Diversion in Philadelphia – Evaluation of Efforts
6
Federal Trade Commission. Disputing Errors on Your Tenant Background Check Report