Selling a Rental Property in Philadelphia
Most landlords who want out did not have one disaster. They had a slow accumulation — a tenant who stopped paying, a license renewal that got complicated, a lead certification requirement they didn’t budget for, a repair that cost more than three months of rent, and the growing sense that this is now a job rather than an investment.
If that’s where you are, here is what Philadelphia actually requires of you, what selling looks like when there are tenants in place, and how to decide. This is general information, not legal advice — a landlord-tenant attorney should review anything specific to your property or your tenancy.
Philadelphia’s compliance load is real
Rental License. Anyone renting out dwelling, rooming or sleeping units in Philadelphia needs one. One license covers all units in a single building; separate buildings need separate licenses. It renews annually — the City sends notice about 45 days ahead by email and roughly 30 days ahead by mail. Renew more than 60 days late and you owe an additional 1.5% of the license fee for each month since expiration.
To get or renew a Rental License you must:
- be current on all City of Philadelphia taxes and fines
- have no outstanding L&I violations
- comply with lead safety laws
That first two are why so many landlords discover a stale tax balance or an old violation at exactly the wrong moment.
Lead certification. Properties built before March 1978 must be certified lead-free or lead-safe in order to execute a new or renewed lease and to get or renew a Rental License. Properties built after that date file for an exemption. Testing has to be done by qualified professionals — EPA-approved lead dust wipe sampling technicians, or lead abatement contracting firms certified by the PA Department of Health — and results are submitted through the City’s system at leadcertification.phila.gov.
Given Philadelphia’s housing stock, the overwhelming majority of rowhouse rentals fall on the pre-1978 side of that line.
Fair Housing Commission. The City’s Fair Housing Commission enforces the Fair Housing Ordinance, conducts hearings on properties alleged to be unsafe or in poor condition, and verifies that landlords have necessary rental licenses and certificates. It takes complaints about unfair rental practices by landlords and about housing or property discrimination.
Vacant property. If a residential property sits unoccupied, the City requires a Vacant Residential Property License — $202 initially (including a $20 non-refundable application fee) and $202 annually to renew, with a 1.5% monthly charge if renewal is more than 60 days late. It is not required if the property is being renovated. The license also comes with a rodent control plan requiring annual inspections by a PA-licensed pest control company. So “just leave it empty until I figure it out” has a cost too.
Eviction takes longer than people expect
Landlord-tenant cases are heard in the Philadelphia Municipal Court Civil Division, covering both written leases and verbal rental agreements. Cases are filed in person, with appointments preferred; questions about relisting or petitions go to 215-686-7980. A Questionnaire for Rental Assistance is required at submission, and the Court recommends attempting a Proposed Repayment Agreement before pursuing eviction.
Even after you win, possession is not immediate. A Writ of Possession can be completed at least 10 days after your hearing. An Alias Writ of Possession is filed at least 21 days after your hearing.
Those are floors, not estimates. Add scheduling, service and enforcement and the real-world calendar is longer — during which the tenant is generally not paying and the mortgage, taxes and insurance still are.
Sell it with the tenant in place if you want
You do not have to evict, renew a licence, fix violations, or wait for a lease to end. Send the address and we will make an offer on the property as it stands, tenant and all.
No fee, no commission, no obligation — and no repairs, cleanout, or L&I work on your side.
Selling with tenants in place
You do not have to empty the building first. We buy tenant-occupied properties, including ones where the tenant is behind, and including ones where you would rather not have the conversation about showings.
Practically, that means:
- No cleanout, no turnover, no make-ready. We buy as-is.
- No showings on a tenant’s schedule. One walkthrough, arranged around them.
- You stop being the party responsible for the license renewal, the lead certification, the L&I letter and the 2 a.m. call.
- Existing leases generally transfer with the property. We plan around them rather than asking you to end them.
The honest trade-off is price. An as-is cash offer on a tenant-occupied property will be below what a vacant, renovated, fully marketed version of that same building would bring. If you have the appetite and the capital to do the turn, listing it will usually net more. If you are tired — and most people reading this page are — the difference buys back your time and ends the exposure.
Get a no-obligation cash offer
Call (267) 507-5453. Tell us the address, roughly what’s rented and for how much, and what condition it’s in. We will give you a free, no-obligation cash offer on the property as it stands, tenants and all.
Philly Property Buyers · 1800 E Schiller St, Philadelphia, PA 19134
Frequently asked questions
Can I sell my Philadelphia rental with tenants still living in it?
Yes. We buy tenant-occupied properties and existing leases generally transfer to the new owner. You do not need to evict or wait for a lease to end.
What if my tenant hasn’t paid rent in months?
That is a common reason people call us. We will factor the situation into the offer rather than asking you to resolve it first.
Do I need a rental license to sell?
A Rental License is required to rent units, and getting or renewing one requires being current on City taxes and fines, having no outstanding L&I violations, and complying with lead safety laws. Whether an unlicensed period affects your sale is a question for your attorney and the title company.
What if I have open L&I violations?
Tell us. We buy properties with open violations. An unresolved violation is one of the things that blocks a license renewal, so it is often exactly why an owner decides to sell.
Do I have to do the lead certification before selling?
Lead certification is tied to executing a new or renewed lease and to getting or renewing a Rental License — not to a sale as such. If you are selling rather than re-leasing, ask your attorney what applies. We do not require you to complete one for us to make an offer.
How fast can this close?
It depends on title, payoffs and any lien work. We can usually give you a realistic date at the offer stage rather than a marketing number.
Sell it with the tenant in place if you want
You do not have to evict, renew a licence, fix violations, or wait for a lease to end. Send the address and we will make an offer on the property as it stands, tenant and all.
No fee, no commission, no obligation — and no repairs, cleanout, or L&I work on your side.
