The 30-day certificate rule for Philadelphia evictions
Beginning November 1, 2026, Bill 250329-AA bars a landlord from filing an eviction unless they have a Certificate of Rental Suitability issued no more than 30 days before the filing, provided to the tenant and to the court.
Why this trips up landlords
The certificate can only be issued when the rental license is active and there are no open violations. If an inspection triggered by a complaint produced a new violation, you cannot get a fresh certificate until it is closed, which means you cannot file.
Eviction-ready checklist
- Confirm the license is active and not about to expire.
- Confirm there are no open violations (check here).
- Pull the certificate in eCLIPSE.
- Deliver it to the tenant and keep proof.
- File within 30 days of the certificate date.
Our certificate service handles steps 1 to 4 and hands the certificate to your attorney.