You show up at your vacant Philadelphia rowhome with coffee and a contractor on the way, ready to demo the kitchen. The key will not turn. Through the window, you see lights on and strangers inside. They have no lease, but they will not leave.
Every extra day means lost rent, mounting carrying costs, and an insurance risk you did not plan for. The good news: there is a legal sequence that works in this city. Follow it step by step to regain possession fast and avoid costly mistakes.
Identify Who You’re Dealing With
Start by identifying who you're dealing with: tenant or trespasser. A tenant has a lease, written or verbal, or has paid rent before. Tenants follow the Landlord and Tenant Act, which requires proper notice to quit.
A squatter (trespasser) never had your permission and never paid rent; those notice rules don’t apply. Getting this right determines whether you use the city’s trespass process or file an ejectment in court.
Ask Police to Remove a Trespasser
If the person is genuinely a trespasser, you can file a Criminal and Defiant Trespasser Affidavit with the Philadelphia police. Bring a photo ID and proof that you own or manage the property. Police check for any sign of a landlord-tenant relationship. If none, they can remove the person.
If the occupant shows anything that looks like a lease or rent history, police will treat it as civil, and you’ll need to go to court.
File an Ejectment Case, Not an Eviction
If police cannot remove the person, file an ejectment case in the Court of Common Pleas. Ejectment is used when there is no landlord-tenant relationship.
You file a complaint, have the occupant legally served, then seek a default if they do not respond or go to a hearing if they do. Save proof of ownership, photos, repair estimates, and a rent log to support damages and lost use.
Obtain the Writ and Schedule the Lockout
A judgment grants the legal right to possession. To enforce it, request the writ and schedule a lockout with the Philadelphia Sheriff. Be ready with a locksmith on the appointment date.
After entry, change locks, secure openings, and document every room. Consider temporary security to prevent reentry.
Avoid Self-Help
- Don’t shut off water, heat, or power.
- Don’t change locks or block doors yourself.
- Don’t threaten, harass, or move belongings.
- In Philadelphia, “self-help” is illegal and can lead to fines or charges.
- Use the court process and a Sheriff lockout after the writ.
- If safety is an issue, call your police district and your attorney.
Common misconceptions
So-called squatter’s rights are really adverse possession. The general Pennsylvania standard is 21 years of continuous, open, and hostile possession. A narrow 10-year path exists for a single-family home on a lot of one-half acre or less. Short-term situations rarely qualify.
FAQ
Can I shut off utilities to force someone out?
No. That is unlawful self-help.
How long does ejectment take?
Expect several months, longer if contested.
Do police always remove trespassers?
Only when there is no sign of a landlord-tenant relationship.
Take Back Control—The Smart, Legal Way
Philadelphia gives owners fundamental tools, but order matters: confirm who you’re dealing with, use the police trespass process when it fits, file ejectment when it doesn’t, then secure the writ and schedule the Sheriff lockout. Skip shortcuts that risk fines or delays; precision and documentation win faster.
Ready for a partner that moves decisively? Innovate Realty & PM can secure vacancies, coordinate counsel, handle affidavits and timelines, and be on-site for lockouts. Let’s protect your property and your peace of mind. Book a call today!
Additional Resources
What Neighborhoods Are Safest for Families in Philadelphia?
How Property Managers Support Legal Compliance in Philadelphia Rentals
