Lease ending soon? You send a non-renewal and the tenant replies, “What’s the Good Cause?”
In Philadelphia, providing the wrong reason or late notice can result in the lease being auto-renewed month-to-month at the old rent, potentially sparking a Fair Housing Commission challenge.
This guide shows exactly when Good Cause applies, which reasons qualify, and how to serve a notice that sticks, so you stay compliant and in control.
What “Good Cause” Means in Philadelphia
For residential leases under one year, including month-to-month and leases that convert to month-to-month, you can end or refuse renewal only if a legally defined “good cause” exists and you give proper written notice.
The good-cause requirement does not cover leases of exactly one year or more. The bill was signed January 22, 2019 and took effect April 22, 2019.
Valid Reasons (Good Cause) You Can Use
Here are the most common “Good Cause” reasons Philadelphia recognizes for ending a lease shorter than one year.
If one of these applies and you send the proper written notice on time, your non-renewal can be upheld. Use this as a quick check and keep clear proof for whichever item applies.
- Habitual nonpayment or repeated late rent.
- A serious (material) lease violation.
- Nuisance or disruptive behavior that affects others’ use or safety.
- Substantial damage beyond normal wear and tear.
- Refusing lawful access after proper notice.
- Refusing to sign an extension on the same basic terms.
- Owner or immediate family moving into the unit.
- Rejecting a properly noticed rent increase or lease change (with required response rules).
- Planned renovations that require the unit to be vacant.
Two special rules:
- Rent increase/changes: Give advance written notice and a clear accept/decline option. If the tenant hasn’t accepted by 15 days before lease end, it’s deemed declined and may be good cause, if you’d apply the same terms to the next renter.
- Renovations: Only counts if the unit will be vacant during work, you give 60-day non-renewal notice, handle the security deposit on time under state law, and offer the tenant a chance to re-rent at market when work is done (family move-in excepted).
Notice Rules and Timelines
Serve a written notice by hand or first-class U.S. mail with proof of mailing. For short leases, give at least 30 days’ notice before the effective date (use 60 days for renovation-based non-renewals). Keep copies and mailing proof.
If You Get It Wrong
Missing or defective notice means the lease continues month-to-month under the same terms (unless the tenant elects otherwise). You also can’t change terms without proper notice, errors can lock you into the old rate.
Tenant Challenges and the FHC
Tenants have 15 business days from receipt to challenge in court or with the Fair Housing Commission (FHC). While an FHC case is pending, your non-renewal doesn’t take effect (unless a court finds bad faith).
Build your file now: dated photos/video, repair logs, written notices, police reports if relevant.
One-Year (or Longer) Leases
Fixed-term leases of one year or more don’t require good cause for non-renewal under the City ordinance. Still follow the lease, state deposit rules, and any separate rent-increase timelines.
Quick Compliance Checklist
Confirm the term (<1 year), map your reason to a listed good cause, calendar 30–60 days, serve written notice with proof, and prepare evidence anticipating an FHC challenge.
Your Good-Cause Game Plan
In Philadelphia, you can end a lease shorter than one year only if a listed “Good Cause” applies and you send the right written notice, 30 days or 60 for renovations.
Valid reasons include repeat nonpayment or serious lease breaches. They also cover nuisance issues, major property damage, or denied access. Refusal to sign a same-terms extension, owner or family move-in, rejection of a properly noticed rent change, and qualifying renovations are also grounds.
If you miss the rules, the lease can renew month to month. Tenants have 15 business days to challenge. Leases of one year or more are not covered.
Action steps: confirm the term, match your reason, mark the deadline, serve the notice correctly, and keep evidence.
Protect your cash flow without the legal headaches. Innovate Realty and Property Management handles Good Cause compliance end to end, from confirming your reason to drafting and serving notices with proof and building a solid evidence file.
Contact us today to re-lease faster, cut vacancy, and move forward with confidence!
FAQ
Does Good Cause apply to a lease that’s exactly one year?
No, only leases under one year.
What if I don’t send a valid notice?
The lease rolls month-to-month on the same terms (tenant may elect otherwise).
What proof supports a Good Cause claim?
Dated photos/video, written notices, correspondence, logs, and any police reports.
Can I raise rent or change terms instead of renewing?
Yes, if you give proper notice and the tenant doesn’t accept 15 days before expiration.
How does this interact with subsidized housing?
Programs may add extra protections, check the subsidy’s rules.
Additional Resources
How to Become a Landlord in Philadelphia: A Step-by-Step Guide to Starting a Rental BusinessPhiladelphia Rental Market Trends: State of the Market in 2025
