Here’s where things stand on November 15, 2026. Philadelphia’s back-rent money runs mainly through one door, the City’s Eviction Diversion Program (EDP), and it’s the landlord who applies [1]. The move-in help from FreshStartPHL is closed [2]. What any tenant can use today is free legal help, through the Philly Tenant Hotline and, in ten ZIP codes, a legal right to a lawyer [3][4].
Status on November 15, 2026
- Open, landlord applies
- EDP Targeted Financial Assistance: arrears up to $3,500 plus two months' rent [1]
- Closed
- FreshStartPHL move-in assistance enrollment [2]
- Open: free lawyer, 10 ZIP codes
- Right to Counsel, income at or below 200% of poverty [3]
- Open: free legal help, all ZIPs
- Philly Tenant Hotline, (267) 443-2500 [4]
- Rental assistance questions
- Call 311 [1]
Targeted Financial Assistance (through the Eviction Diversion Program)
City law requires landlords of privately owned rental housing to go through the Eviction Diversion Program before filing an eviction case in court; Philadelphia Housing Authority housing runs its own program [1]. EDP offers mediation, housing counseling, financial help and direct negotiation, and it’s free [1].
The financial help is called Targeted Financial Assistance (TFA). According to the City’s program materials [1]:
- Who qualifies: the tenant’s income is below 80% of area median income, the amount owed is under $3,500, the landlord opts in, and there’s been no landlord-tenant court filing in the year before the application.
- What it pays: back rent up to $3,500 plus two months of future rent, paid directly to the landlord. It’s not a loan and doesn’t have to be paid back.
- Protection period: a landlord who takes TFA agrees not to file in landlord-tenant court for the two months after the covered months. The tenant still has to pay rent during that time.
- What the tenant signs: a tenant affidavit; in rare cases, a photo ID or proof of residence is requested.
How it works, step by step
- The landlord gives you a Notice of Diversion Rights and applies on the City’s portal, eviction-diversion.phila.gov [1].
- Applications are usually reviewed within 3 business days; the 30-day program period starts the day the application is approved [1].
- You’ll get a Tenant Form by text and email to confirm your address and say what you want resolved; if you’re eligible for TFA, you sign the tenant affidavit there [1].
- In mediation, a HUD-certified housing counselor works with you; sessions are by phone, and agreements are in writing [1].
- If nothing is resolved after 30 days, the landlord may file in court on day 31, if they took part in good faith [1].
Check an application’s status with its EDP number at eviction-diversion.phila.gov. Tenant questions about EDP: 215-523-9501. Questions about rental assistance: 311 [1].
FreshStartPHL: closed
The Philadelphia Housing Development Corporation’s FreshStartPHL move-in assistance has closed enrollment. PHDC says it is still reviewing applications already submitted and paying approved ones until funds run out, and that payments may take three to four weeks [2]. For back rent, it points tenants to the Eviction Diversion Program [2].
Free legal help for tenants
Right to Counsel. Low-income tenants facing eviction have a right to free legal representation if they live in one of ten ZIP codes and have household income at or below 200% of the federal poverty level [3]:
19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 and 19154 [3][4].
For 2026, 200% of the federal poverty level works out to the yearly amounts in the table below [5]. The City added 19131 and 19153 in April 2026 [3]. It says that among Right to Counsel cases with known outcomes in fiscal 2025, a lawyer preserved the tenant’s housing more than 70% of the time [3].
Everyone else. Tenants in every ZIP code can get free legal help by calling the Philly Tenant Hotline at (267) 443-2500 or visiting phillytenant.org [4]. The City funds legal help through the Philadelphia Eviction Prevention Project, with partners including Community Legal Services, SeniorLAW Center, Philadelphia Legal Assistance and the Tenant Union Representative Network [3].
| Household size | Income at or below |
|---|---|
| 1 | $31,920 |
| 2 | $43,280 |
| 3 | $54,640 |
| 4 | $66,000 |
| 5 | $77,360 |
| 6 | $88,720 |
If you’re behind on rent today
- Call the Philly Tenant Hotline, (267) 443-2500, as soon as you get a notice or court papers [4].
- Ask your landlord about EDP and Targeted Financial Assistance if you owe under $3,500 [1].
- Answer the Tenant Form and any texts or emails from EDP quickly [1].
- Call 311 about other rental assistance [1].
- Go to every court date, even while you’re waiting on a program.
For heating bills, see BestPennsylvania’s LIHEAP guide. For how a Pennsylvania eviction moves through court, see Pennsylvania eviction process. Older and disabled renters may also qualify for the state’s Property Tax/Rent Rebate.
This guide is general information, not legal advice for your situation.
Sources
- City of Philadelphia, Department of Planning and Development: Eviction Diversion Program info session (Landlord Gateway, January 8, 2026)
- Philadelphia Housing Development Corporation: FreshStartPHL
- City of Philadelphia: City Officials Announce Expansion of Right to Counsel for Eligible Tenants Facing Eviction (April 28, 2026)
- PhillyTenant (Philly Tenant Hotline)
- U.S. Department of Health and Human Services (ASPE): 2026 Poverty Guidelines
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Is there rental assistance in Philadelphia right now?
The main source of back-rent help is Targeted Financial Assistance through the City's Eviction Diversion Program. It pays a landlord up to $3,500 in arrears plus two months of future rent, for tenants with income below 80% of area median income. The landlord has to apply. FreshStartPHL's move-in assistance enrollment is closed.
Can a Philadelphia tenant apply for rental assistance directly?
Not for Targeted Financial Assistance. The Eviction Diversion Program is started by the landlord, and the landlord opts into the rental assistance. Once an application is approved, the tenant fills out a Tenant Form and signs a tenant affidavit. Tenants with questions about the program can call 215-523-9501; for other rental assistance questions, call 311.
How do I get a free eviction lawyer in Philadelphia?
Call the Philly Tenant Hotline at (267) 443-2500 or go to phillytenant.org. Low-income tenants in ZIP codes 19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153 and 19154 have a right to free representation in eviction cases if household income is at or below 200% of the federal poverty level. Tenants in every ZIP code can get free legal help through the hotline.
Can my landlord file an eviction in Philadelphia without the Eviction Diversion Program?
For privately owned rental housing, City law requires landlords to go through the Eviction Diversion Program before filing. The program runs for 30 days after the application is approved; if it doesn't resolve things, the landlord may file on day 31 if they took part in good faith.