Philadelphia landlord services
The City will pay your tenant's back rent — we handle it.
Rental Assistance Philadelphia helps landlords recover a delinquent tenant's back rent — paid by the City, up to $3,500 plus two months of future rent, by direct deposit straight to your bank.
Not a loan No application fee Paid by direct deposit
How we help
Two ways we help Philadelphia landlords.
Your tenant is behind. The City can pay the back rent — up to $3,500 plus two months of future rent — by direct deposit straight to you. We run the whole filing.
Need a rental license or to clear up city taxes? We handle that too. You can't legally collect rent without a Rental License — we get you licensed and current on city taxes, in the right order, so you're cleared to operate.
The City will pay your tenant's back rent — directly to your bank.
If your tenant is behind, the City can pay the past-due balance plus two months of future rent, by direct deposit straight to you. We handle the whole filing. It costs you nothing.
Figures reflect real Philadelphia diversion filings managed to date. Approved amounts vary with rent level; filed cases historically skewed toward lower-rent units, so higher-rent units recover materially more.
The problem
You're owed months of rent — and you assume you have to eat the loss.
Most landlords never learn the City will cover a delinquent tenant's back rent. The money's there; the application is the hard part — it runs through the City's portal and stalls the moment a document is missing. That's the part we do for you.
You're owed months of rent
A tenant falls behind, the balance grows, and an eviction feels like the only option — an expensive one that still leaves you unpaid.
The program exists, but it's buried
Philadelphia's Targeted Financial Assistance (TFA) can pay the back rent, but few landlords know it covers them, not just tenants.
The paperwork kills it
The City's site issues an application number but gives you no single view of your cases. One missing document and the file stalls.
How it works
Three steps to getting paid.
It runs through the City's Eviction Diversion Program. We open the case, choose the assistance track, and the City pays you — here's all it takes.
We open your diversion case
We file your Eviction Diversion Program case and elect the TFA track at the start — the path that triggers payment instead of mediation.
We run the application end to end
We assemble every document the City portal wants, in order, and submit your rent ledger — so the file never stalls and you never chase paperwork.
The City pays you by direct deposit
Once approved, the City deposits the past-due rent plus two months of future rent straight into your bank account. Payment possible within 30 days.
Diversion → payment → moratorium.
Here's the path, start to finish — we manage every step so it doesn't stall.
Open diversion
A diversion case is opened and the required “notice of diversion rights” goes to the tenant. The ~30-day good-faith clock begins.
Choose the TFA track
At the start of diversion we will select Targeted Financial Assistance (TFA) instead of mediation — the path where the City pays the rent.
Get paid by direct deposit
Once approved, the City pays back rent (up to the $3,500 cap) plus two months of future rent, by direct deposit to you.
60-day moratorium
After TFA pays the two future months, a 60-day window follows during which you cannot file for eviction — this is the time for your tenant to get back on track.
How long does this take?
The City pays two months of future rent, then a 60-day “no eviction” window follows. Here's the sequence at a glance — we’ll notify you when the moratorium is over, and if your tenant isn’t paying rent again, we can restart the eviction process.
Illustrative example. Exact pay dates can shift; the ledger-month → two-paid-months → 60-day-moratorium sequence is the mechanic.
It's simple to qualify. It's cumbersome to complete.
The hold-up is never the money — it's the documents and the portal. We handle that part. Here's who does what:
What the City handles
- Issues the program and the funds
- Reviews the application and ledger
- Pays back rent + two months of future rent by direct deposit
- Sets the 60-day post-payment moratorium
What we handle
- Open diversion and elect the TFA track on time
- Assemble every required document, in order
- Submit and shepherd the file so it never stalls
- Consolidate every application into one view for you
What you can collect
Past-due rent, plus two months of future rent — at no cost to you.
The cap is on recoverable back rent — not an eligibility ceiling. A tenant owing more still qualifies.
On top of the back rent, the City pays two months of upcoming rent — a real runway to reset the tenancy.
It's not a loan and there's no repayment. Funds arrive by direct deposit to your bank account.
The most misunderstood number
The $3,500 is a cap on recovery — not a limit on who qualifies.
This trips up almost every landlord, so let's be exact about it.
What $3,500 is not
It is not an eligibility ceiling. A tenant who owes more than $3,500 is not disqualified. You don't lose access because the balance is large.
What $3,500 is
It's the maximum back rent the program will recover. If the balance is higher, you settle the back-due portion at the $3,500 cap — and you still receive the two future months on top.
The catch (there isn't one)
It costs you nothing.
Not a loan
There's nothing to pay back. The funds are an assistance payment, not credit against future rent.
No application fee
Applying to the program is free. The barrier was never the cost — it was the paperwork.
The tenant stays current
With back rent cleared and two months paid ahead, the tenancy resets — often without anyone moving out.
Get licensed & city-tax compliant — the right way.
Beyond getting your back rent paid, we also handle licensing and compliance with city taxes. To legally rent in Philadelphia you need a valid Rental License — and it comes with a few steps that have to happen in the right order. We handle all of them, so you're cleared to operate without the runaround.
Why you need a Philadelphia rental license
Why you need a rental license in Philadelphia.
Without a valid Rental License you can't legally collect rent, you can't enforce an eviction, and you're racking up fines every month. The good news: it's tedious paperwork, but simple — and we handle all of it.
What happens if you don't have one
- You can't legally collect rent. Renting without a valid license puts you out of compliance with the Philadelphia Property Maintenance Code from day one.
- You can't enforce an eviction. Philadelphia courts can dismiss an eviction if you don't hold a valid Rental License and can't show you gave the tenant a Certificate of Rental Suitability.
- You face fines and penalties. Operating unlicensed exposes you to L&I violations and per-day penalties that add up fast.
- It quietly blocks everything downstream. A missing or lapsed license can stall a sale, a refinance, or a rent-assistance filing.
What you need to get licensed
- A Business Tax Account (BIRT) with the Department of Revenue — the first link in the chain.
- A Commercial Activity License, unless you qualify for the owner-occupied exception (below).
- A valid Rental License from L&I — renewed every year before it lapses.
- A Certificate of Rental Suitability, issued within 60 days before a new tenant moves in.
- To be current on city taxes and clear of open code violations.
This is the question most landlords search for — how to get a rental license in Philadelphia, what the requirements are, and why it matters. The honest answer: the requirements aren't complicated, but the order, renewals, and certificate trip people up. That's exactly the part we do for you.
Why you need a Commercial Activity License
Do you need a Commercial Activity License?
For most Philadelphia landlords, yes — the City treats renting as a business, so this license usually has to be in place before your Rental License can issue. It's free but mandatory, and it sits in a specific spot in the order. We sort out whether you need it and handle it if you do.
The order matters — do it in this sequence
- 1. Business Tax Account / BIRT first. Open a Business Tax Account with the Department of Revenue before anything else. Nothing downstream issues without it.
- 2. Commercial Activity License next. With the tax account in place, you obtain the Commercial Activity License from L&I.
- 3. Then the Rental License. Only once the account and license are in place will L&I issue your Rental License.
Get the order wrong and the application stalls. We set up each link in sequence so it never bounces back.
What you need to know
- It's free — but mandatory. No fee for the Commercial Activity License, yet you can't skip it (unless you qualify for the exception below).
- You must be current on city taxes. The City won't issue it if you have outstanding filings or an open balance.
- It's the gate to the Rental License. No Commercial Activity License (where required) means no Rental License means no legal right to collect rent.
Philadelphia rental licensing for landlords
The license chain, in the right order.
Business Tax Account first
Open a Business Tax Account (a BIRT account) with the Department of Revenue before anything else. Licensing won't issue without it.
Commercial Activity License
Next, a Commercial Activity License — unless the property has four or fewer units and you live in one of them. Then this step is skipped.
Then the Rental License
With the account (and license, if required) in place, L&I issues the Rental License. We also pull your Certificate of Rental Suitability.
Before L&I will issue or renew a Rental License, the owner must be current on city taxes and filings and clear of open code violations. If you have an open tax balance or unfiled returns, start with City Tax Compliance — we clear the hold first, then license.
Rental License intake
Tell us about you and the property.
The questions about unit count, owner-occupancy, and what you already have determine exactly which steps you need.
Philadelphia city tax compliance for landlords
Clear the tax hold that's blocking your Rental License.
Before Philadelphia will issue or renew a Rental License, you must be current on city taxes and filings — the Business Income & Receipts Tax (BIRT) and related filings. An unresolved balance or a missing return quietly blocks your license. We set up your Business Tax Account, file the outstanding returns, and clear the holds so you can get licensed.
Set up your tax account
We open your Business Tax Account (BIRT) with the Department of Revenue — the prerequisite for everything downstream, including the Rental License.
File the back returns
Missing BIRT or related filings stall licensing. We prepare and file the outstanding returns to get your account current.
Clear the hold or lien
We resolve the balance, hold, or lien standing between you and a valid license — and confirm the city shows you compliant.
City tax compliance intake
A few questions tell us exactly what to set up, file, or clear.
Track record
Built on real Philadelphia diversion filings.
Figures reflect real Philadelphia Eviction Diversion / Targeted Financial Assistance filings managed to date. The $3,500 figure is the cap on recoverable back rent, not an eligibility ceiling.
Shared client portal
Every case across both services, in one view.
Once you're a client, this dashboard shows your real properties, live City application statuses, and direct-deposit payment receipts — your back-rent cases and licensing side by side. Below is a sample preview.
7
Total active cases
$9,800
Recovered to date
4
In-progress applications
$14,250
Owed — still pursued
26
Avg. days to payment
Your rent-assistance cases
Sample preview · 7 cases across 4 Philadelphia properties| Status | Tenant | Property | Owed | TFA amount | Court date | Stage | Last 90 days | Action |
|---|---|---|---|---|---|---|---|---|
| Payment Received gap | Dwayne Carter EDP-2026-04417 | 1932 N 5th St Unit B · $1,150/mo | $3,400 | $3,400 | — | Diversion closed | Paid by direct deposit | View receipt |
| Payment Received moratorium | Rosa Mendez EDP-2026-04388 | 5417 Chester Ave Unit 2 · $1,300/mo | $3,500 | $6,400 | — | 60-day moratorium | No-file until Aug 12 | View receipt |
| In Review by City gap | Tyrell Banks EDP-2026-05021 | 2210 W Lehigh Ave Unit 1 · $1,050/mo | $4,200 | Pending | — | Application submitted | Submitted May 30 | Track status |
| Approved · Awaiting deposit gap | Janelle Foster EDP-2026-04902 | 5417 Chester Ave Unit 4 · $1,300/mo | $2,950 | $5,550 | — | Approved — funding | Approved Jun 8 | View details |
| Gathering Documents no_filing | Kevin O'Neill EDP-2026-05110 | 848 E Willard St Unit A · $980/mo | $3,920 | TBD | — | Diversion opened | Need rent ledger | Upload docs |
| In Review by City no_filing | Aisha Coleman EDP-2026-05064 | 2210 W Lehigh Ave Unit 3 · $1,050/mo | $3,180 | Pending | Jul 09, 2026 | Diversion (eviction stayed) | EVP filed May 22 | Track status |
| Monitoring no_filing | Brandon Pierce Not yet filed | 848 E Willard St Unit C · $980/mo | $2,940 | — | — | Pre-diversion (3 mo. behind) | Eligible to open | Open case |
A static preview of the shared client portal. Once you're a client, this dashboard shows your real properties, live City application statuses, and direct-deposit payment receipts.
Questions, answered
Back rent, licensing, and how it all works.
The eviction diversion program, Targeted Financial Assistance, the $3,500 cap, payment timing, the rental-license chain, and whether your case qualifies.
My tenant is behind on rent. Will the City really pay it?
Yes. Through the City's Eviction Diversion Program you can elect the Targeted Financial Assistance (TFA) track, under which the City pays your tenant's past-due rent (up to a $3,500 recovery cap) plus two months of future rent — by direct deposit to you. It's not a loan, and there's no application fee.
What is the Eviction Diversion Program (EDP)?
It's permanent Philadelphia law (Ordinance #220655, codified at Phila. Code § 9-811). Before filing most evictions, a landlord must send a notice of diversion rights and participate in good faith for at least 30 days. Within diversion, you can choose the TFA track instead of mediation — the track that gets you paid.
Is the $3,500 a limit on whether my tenant qualifies?
No — this is the most common misunderstanding. The $3,500 is a cap on the back rent the program will recover, not an eligibility ceiling. A tenant who owes more than $3,500 still qualifies. You settle the back-due balance at the $3,500 cap and still receive the two future months on top.
How is the money paid, and how long does it take?
Funds are paid by direct deposit into your bank account. The City says payment is possible within 30 days, though timing can vary case to case — across our real cases the median has run about 1.5 months.
Does this cost me anything?
The program costs the landlord nothing: it's not a loan, there's no repayment, and there's no application fee. The funds are an assistance payment, not credit against future rent.
What is the 60-day moratorium?
After TFA pays the two future months, a 60-day window follows during which you cannot file for eviction. The month you submit the rent ledger sets the window — submit in June, get paid for July & August, and September & October fall under the moratorium. See the timeline.
If it's free and available, why do I need a service?
The money isn't the hard part — the application is. It runs through the City's portal, needs specific documents in a specific order, and quietly stalls if anything is missing. The City's site gives you an application number but no single consolidated view of your cases. We run the whole filing and consolidate every application into one view — so it never stalls on a missing document.
Will my tenant have to move out?
Often not. With the back rent cleared and two months paid ahead, many tenancies reset and the tenant stays. When a case isn't resolved, diversion tends to channel even hard cases toward a negotiated, mutual outcome rather than a forced lockout.
Why do I need a rental license in Philadelphia?
To legally rent property in Philadelphia you must hold a valid Rental License from Licenses & Inspections (L&I). Without it you can't legally collect rent, you can't enforce an eviction, and you're exposed to fines and per-day penalties for operating unlicensed. The license must be renewed every year, and you must give each new tenant a Certificate of Rental Suitability obtained within 60 days before move-in. That's the licensing & compliance side of what we do.
What are the rental-license requirements, and how do I get one?
Getting a Philadelphia rental license is a chain done in order: first a Business Tax Account (BIRT) with the Department of Revenue, then a Commercial Activity License (unless you have 4 or fewer units and live in one), then the Rental License from L&I, plus a Certificate of Rental Suitability for each new tenant. You must also be current on city taxes and clear of open code violations. We set up each step in sequence and obtain the certificate as part of the package.
Do I need a Commercial Activity License?
Most Philadelphia landlords do. Renting property is treated as operating a business, and a Commercial Activity License is generally required before a Rental License can issue. It's free but mandatory, you must be current on city taxes to obtain it, and it comes after your Business Tax Account and before your Rental License. The exception: if your building has 4 or fewer units and you (the owner) live in one of them, you don't need a Commercial Activity License — though you still need the Business Tax Account and the Rental License.
How do I get started?
For back rent, send us your name, contact info, number of units, and the approximate balance your tenant owes — we review it free and tell you whether the City will likely pay. For licensing or tax compliance, tell us about the property and what you already have. Start here.
Apply to get your tenant's back rent paid.
Fill out the form below and we'll file your application with the City — back rent up to $3,500 plus two months of future rent, by direct deposit to your bank. It costs you nothing. Need licensing or tax help instead? See licensing & compliance.
Talk to a human
Request your free case review.
Tell us about your rental and the balance owed — or which license you need. We'll tell you whether the City will pay, and handle the entire filing if it's a fit. No fee, no obligation.
What happens next
- We review your details — usually within one business day.
- We tell you straight whether the City will likely pay.
- If it's a fit, we open diversion and elect the TFA track.
- We run the portal application so it never stalls.
- The City sends the funds by direct deposit straight to you.
Owed more than $3,500? You still qualify — see what you can collect.