So You Wanna Be Single Again? A Not-So-Speedy Guide to Eviction Timelines in Philly
Let's face it, kicking someone out of your property isn't exactly a walk in the park (unless it's a particularly disgruntled squirrel – those things are fiesty). But if you're a landlord in the City of Brotherly Love and your tenant's decided to turn your rental into a shrine to all things polka-dotted wallpaper, you might be wondering: how long does an eviction in Philly actually take?
Well, buckle up, because the answer is... it depends. Eviction timelines can be about as predictable as a rogue pigeon on a cheesesteak stand. There are a bunch of factors that can play ping pong with the dates, but we can give you a rough idea of what eviction rodeo you're signing yourself up for.
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| How Long Does The Eviction Process Take In Philadelphia |
Act 1: The Notice
This is where you, the landlord, gotta mosey on over and politely (or maybe not-so-politely, depending on the polka-dot situation) inform your tenant they need to hit the road. The length of this notice period depends on why you're evicting them:
- Lease Up? 30 days for short-term leases (less than a year), 90 days for long-term leases (a year or more). Consider this your pre-eviction eviction warning.
- Rent Deadbeat? Only 10 days, unless your lease says differently. Time to dust off those metaphorical eviction boots.
Reminder: Focus on key sentences in each paragraph.
Act 2: Courtroom Tango
If your tenant decides they'd rather argue with a judge than, you know, move out, then it's time for court! Here's where things can get a little unpredictable:
- Scheduling the Showdown: It can take 10+ business days just to get a court date. Patience is a virtue, especially when it comes to the legal system.
- The Hearing: The judge decides your fate. You win? Great! You lose? Well, there's always reruns of "Judge Judy"...
- The Gavel Speaks: You should get a decision within 5 business days.
Act 3: Eviction Eve
Even if you win in court, there's still a waiting game to play:
Tip: A slow, careful read can save re-reading later.
- Order of Possession: This fancy document gives the sheriff the go-ahead to evict your tenant. It takes 15 days after the court's decision to get this.
- Writ of Possession: This tells your tenant exactly when they gotta bounce. They get at least 11 days after receiving it.
The Big Finale (Hopefully):
Alright, so after all that waiting, it can take anywhere from 2-4 months to evict someone in Philly. This is assuming your tenant doesn't decide to throw a wrench in the works by appealing the decision (which can add months more).
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But hey, there's always a chance they'll take pity on you and, you know, actually move out when you ask nicely! (Don't hold your breath on that one, though.)
Tip: Don’t skim past key examples.
FAQs:
How to Speed Up the Eviction Process?
There's no magic bullet, but working with a lawyer who specializes in evictions can help things move smoother.
How to Know What Type of Eviction Notice to Use?
The type of notice depends on the reason for eviction. There are specific legal requirements, so it's always best to consult with a lawyer.
Reminder: Reading twice often makes things clearer.
How to Deal with a Tenant Who Trashes the Place During Eviction?
Unfortunately, this is a risk. Document any damage before the eviction and take photos as evidence.
How to Avoid Eviction in the First Place?
Screen your tenants carefully, be clear about lease terms, and address any issues promptly.
How to Find Resources to Help Tenants Facing Eviction?
There are organizations that can provide legal aid and rental assistance. Check with the City of Philadelphia's Department of Housing and Community Development.
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