Philadelphia has refined its Eviction Diversion Program, adding clearer process detail that affects pre filing compliance, rent recovery timing, and mediation workflows across managed properties.
City guidance in the Eviction Diversion Program FAQ outlines participation standards, Targeted Financial Assistance rules, and document requirements that will shape eviction preparation and cash flow planning for 2026.
City clarifies EDP rules, timelines, and notifications
All residential landlords must complete EDP before initiating an eviction filing.
The 30 day good faith participation period begins the day after an application is approved. Cases are routed to Cora for diversion and PHDC for financial assistance review.
Through the updated portal, parties receive text or email updates with action steps and status changes.
Filing in court while EDP is active can disqualify a pending or future TFA request, making timing and documentation critical.
TFA eligibility, landlord commitments, and limits
TFA is a one time payment that can cover arrears up to $3,500 and, if the tenant remains, up to two forward months.
Eligibility requires tenant income below 80% of AMI and no recent filing for the same tenant and unit.
By accepting TFA, landlords agree to credit the covered arrears and forward months and honor a protection period during which eviction cannot be filed.
Eligible charges depend on lease language and documentation support.
TFA is available only once per tenant and property.
Mediation operations and good faith standards
Mediations are conducted by phone on weekdays and usually last less than an hour.
No more than three sessions will be scheduled, and all must occur within 60 days of approval.
Agents may appear for owners if they have settlement authority and access to account information.
Good faith participation includes responding within five days, attending mediation, and engaging on all issues raised, including nonpayment and habitability concerns.
Filing outcomes and mandated waits
If a tenant does not participate, a landlord who engaged in good faith for 30 days may file on day 31.
When mediation produces an agreement without TFA, owners monitor performance and may file only if the tenant breaches the agreement.
If mediation produces an agreement with TFA, program rules impose a defined post assistance waiting period before filing.
Early filings risk dismissal and possible repayment exposure.
Documentation, tracking, and cash flow planning
Applications require an active rental license, proof the Notice of Diversion Rights was sent, and a ledger that matches claimed arrears.
TFA submissions also require an affidavit, W9, bank verification, and ownership or authorization documentation.
Applications must be approved within 30 days or they expire.
Each case receives an EVP number used to track diversion and assistance status.
Because reviews and document verification can extend timelines, operators should plan for variability in rent recovery and legal scheduling.