Philadelphia's New Rental Laws in 2025: 5 Things Every Renter Should Know

If you're looking for rental housing in Philadelphia right now, you're dealing with a completely different landscape than renters faced just a year ago. The city has rolled out some of the most tenant-friendly rental laws we've seen in decades, and honestly, it's about time.

As someone who works with renters every day here at Philadelphia Affordable Housing, I've watched these changes unfold and seen firsthand how they're already making a real difference for families trying to find stable, affordable homes. Let me break down the five biggest changes that every renter in Philly needs to know about.

1. Say Goodbye to Outrageous Application Fees

Remember when applying for an apartment felt like buying a lottery ticket? You'd shell out $100, $200, sometimes even $300 just for the "privilege" of having a landlord consider your application. Those days are officially over.

Thanks to Councilmember Rue Landau's Move-in Affordability Plan that passed earlier this year, rental application fees are now capped at just $20. That's it. No more, no exceptions.

This might seem like a small change, but when you're apartment hunting and applying to multiple places (which most of us have to do in this market), those fees add up fast. I've had clients tell me they spent over $1,000 just on application fees before finding a place. Now, that same search would cost them under $200 in fees.

The best part? This applies to all rental properties in Philadelphia, whether you're looking at a luxury high-rise or a modest two-bedroom in North Philly. Landlords who try to charge more are breaking the law.

2. Security Deposits Just Got Way More Manageable

Here's another game-changer that's already helping our clients: you can now pay your security deposit in up to four monthly installments instead of having to fork over the entire amount upfront.

Think about what this means in real terms. If you're moving into a place with $1,200 monthly rent, you might be looking at a $2,400 security deposit. Under the old system, you'd need $3,600 just to move in (first month plus security deposit). Now? You can move in with $1,800 and spread that security deposit over four months.

The city has also made sure landlords can't go crazy with security deposit amounts. They're limited to:

• Two months' rent maximum for your first year

• One month's rent after that first year

This aligns with Pennsylvania state law, but having it codified at the city level gives renters extra protection and clarity.

3. The Eviction Diversion Program Is Here to Stay

One of the biggest wins for tenant rights in 2025 is that Philadelphia's Eviction Diversion Program is now permanent. If you're facing eviction, your landlord can't just file papers and haul you into court anymore.

Instead, both parties have to go through a mediation process first. This gives tenants a real chance to work out payment plans, address maintenance issues, or find other solutions before things escalate to formal eviction proceedings.

I can't stress enough how important this is. Evictions don't just mean losing your home – they stay on your record for years and make it incredibly hard to find new housing. This program has already helped thousands of Philadelphia families stay in their homes or leave on better terms.

The numbers speak for themselves: areas with robust eviction diversion programs see eviction rates drop by 30-50%. That's not just good for tenants – it's good for neighborhoods and the whole city.

4. Rent Increases Might Finally Have Limits

This one's still working its way through Harrisburg, but it's worth watching closely. House Bill 72 would cap annual rent increases at 10% statewide. While it hasn't passed yet, the momentum is building, and similar bills are gaining support.

Right now, Pennsylvania has no limits on rent increases (as long as landlords give proper notice). I've seen rents jump 20%, 30%, even 50% when leases renew, especially in neighborhoods that are gentrifying quickly. A 10% cap would still allow landlords to adjust for inflation and improvements while preventing the most extreme rent hikes that force families out of their communities.

There's also Senate Bill 144 in the works, which would require landlords to have "just cause" before evicting tenants or refusing to renew leases. No more getting kicked out just because your landlord wants to jack up the rent for the next person.

5. Stronger Protection Against Housing Discrimination

The 2025 updates include beefed-up anti-discrimination protections that go beyond basic fair housing laws. These changes are particularly important for our clients who face multiple barriers to housing.

The new protections cover more situations where discrimination might happen and give tenants better tools to fight back when it does. We're also seeing stronger enforcement, which means landlords who break these rules are more likely to face real consequences.

On a related note, Pennsylvania just made it free for property owners to remove racist covenants from old deeds. While this doesn't directly affect renters, it's part of a broader push to address historical housing discrimination that still impacts our communities today.

What This Means for You Right Now

If you're currently looking for housing in Philadelphia, here's how to take advantage of these changes:

When applying:

• Never pay more than $20 in application fees

• Ask about security deposit payment plans upfront

• Get everything in writing

If you're already renting:

• Know that you have stronger protection against unfair evictions

• Understand your rights if your landlord tries to raise your rent dramatically

• Don't be afraid to speak up about discrimination

If you're facing housing problems:

• Look into the Eviction Diversion Program if you're behind on rent

• Contact local tenant advocacy groups for support

• Know that help is available

The Bottom Line

These changes represent the biggest shift in Philadelphia's rental landscape in years, and they're all moving in the same direction: making housing more accessible and affordable while giving tenters real protection.

Are they going to solve Philadelphia's housing crisis overnight? No. We still need more affordable units, and we still need wages to keep up with housing costs. But these laws are a solid step in the right direction, and they're already making a difference for families across the city.

At Philadelphia Affordable Housing, we're here to help you navigate these changes and find housing that works for your family and budget. Whether you're a first-time renter trying to understand your rights or you've been dealing with housing issues for years, we've got resources and programs that can help.

Want to learn more about how these changes might affect your housing search? Check out our resources or reach out to our team. We're always here to help Philadelphia families find safe, affordable places to call home.

Remember: housing laws can be complex, and every situation is different. When in doubt, don't hesitate to seek help from tenant advocacy groups or legal aid organizations. You don't have to navigate this alone.