Understanding Lease Renewal and Extension Rules in Philadelphia

You know the feeling. The lease end date is creeping up, your calendar is packed, and you’re still waiting to hear whether your tenant plans to stay or suddenly vanish like your last security deposit dispute. For Philadelphia landlords, lease renewal season isn’t just about paperwork.

It’s a juggling act of planning ahead, keeping good tenants, weeding out the not-so-great ones, and staying compliant with city laws that seem to evolve faster than the skyline. And the truth is, one misstep can cost you time, money, and legal headaches you didn’t ask for.

Whether you’re managing one unit or twenty, understanding how lease renewals and extensions work in Philly is your shield and your strategy. This guide breaks it all down clearly, concisely, and with just the right amount of dry humor to get you through it.

Let’s make sure your lease process runs smoother than Broad Street on a Sunday morning.

1. Good Cause Requirement for Short-Term Leases

Since 2019, Philadelphia has required landlords to provide a valid “good cause” not to renew a lease that’s under 12 months. This includes things like repeated late rent, lease violations, property damage, or if you plan to move a family member into the unit.

If you’re ending a lease under one year, you must give written good-cause notice on the same schedule as a rent-increase: 60 days if the tenancy is one year or more, 30 days if less than one year. If you don’t, the lease automatically rolls over into a month-to-month arrangement.

In other words, if you don’t provide a timely good-cause notice, the lease renews month-to-month (unless the tenant chooses otherwise), so communication and paperwork are critical.

2. Automatic Renewal and Month-to-Month Tenancies

Many leases in Philly automatically convert to month-to-month if no action is taken. If your lease doesn’t specifically state what happens at the end of the term, and the tenant keeps paying rent, congratulations, you’ve got yourself a month-to-month tenant.

This isn’t necessarily a bad thing, but it does mean you’ll need to be proactive about notice periods and rent adjustments. Typically, 30 to 60 days written notice is standard for either party to end or change the terms of the lease.

3. Retaliation and Fair Housing Protections

Landlords must also be careful not to retaliate against tenants for exercising their legal rights. That means you can’t refuse to renew a lease because a tenant complained to the city, reported a code violation, or joined a tenant advocacy group.

For one year after a complaint, violation finding, or correction, the law presumes any rent hike, non-renewal, or term change is retaliatory unless the landlord proves otherwise. Fair housing laws are enforced strictly in Philadelphia, so if you’re frustrated, take it to the paperwork, not the lease.

4. Rent Increase and Notice Requirements

How about raising the rent during renewal? Make sure you do it by the book. For year-long leases, you must give at least 60 days' notice before the increase kicks in. For shorter leases, 30 days is typically enough.

For leases of one year or more, tenants have 30 days to tell you if they won’t renew after a rent increase. Separately, if you propose new terms that could justify a good-cause non-renewal, the tenant must accept in writing at least 15 days before expiration; otherwise, it counts as a refusal.

Lease Renewal Doesn’t Have to Be a Legal Landmine

Navigating lease renewals in Philadelphia might not be as wild as tailgating at an Eagles game, but it sure has its rules. Whether you’re trying to keep great tenants or move on from problematic ones, the key is being timely, transparent, and totally legal.

Know the laws, document everything, and don’t forget to keep it professional, yes, even when your tenant insists on turning the living room into a drum studio.

If you’re done second-guessing the fine print, it’s time to bring in the pros. Let Innovate Realty and Property Management turn your leasing chaos into clarity. From tenant notices to airtight renewals, we don’t just manage properties, we protect your long-term rental income!

FAQ

Q: Do I have to renew a tenant’s lease?
Generally, no. But for leases under one year, you must provide good cause and timely notice to end it. For longer fixed terms, follow rent-increase and anti-retaliation rules.

Q: What happens if my lease doesn’t mention renewal terms?
It typically converts to a month-to-month lease if the tenant remains and pays rent after the term ends.

Q: How much notice do I need to give for non-renewal?
For leases under one year (including month-to-month), you must give 30 days’ written notice stating good cause. For tenancies of one year or more, good cause isn’t required, but you still need to follow the 60-day notice rules for rent increases.

Q: Can I raise the rent mid-lease?
No. Rent increases can only be made at the end of the lease term with proper notice.

Q: What if I don’t give proper notice or a valid reason?
If you don’t provide a timely good-cause notice for a lease under one year, the lease automatically renews month-to-month (unless the tenant opts out).