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andlords in Philadelphia face additional bureaucratic hurdles when attempting to evict non-paying tenants. Following a trial period, the city made its eviction diversion process permanent in June, according to a report by The Wall Street Journal. This procedure has successfully prevented numerous tenants from being removed from their homes.

    Under eviction diversion, landlords are required to engage in out-of-court negotiations with delinquent tenants before they can file for eviction and proceed to litigation. This process was established in response to the surge in job loss and homelessness during the pandemic.

    The negotiations may lead to landlords finding an expedited way to recover their owed amounts and establish a plan to ensure the tenant remains current, potentially saving the landlord in the long run if they struggle to find a new tenant immediately.

    Since landlords cannot initiate eviction proceedings until after the mandated negotiation, eviction filings in Philadelphia have plummeted significantly in the past year. Court filings in the city have decreased by 41% in the past 12 months compared to the annual average between 2016 and 2019, as reported by Princeton's Eviction Lab.

    This process could help tenants avoid having an eviction on their record, which could hinder their ability to secure housing in the future. Tenants may choose to vacate before the court proceedings or tap into the city's public rental assistance fund.

    However, this process presents challenges for landlords. In some cases, negotiations may only delay the inevitable, pushing landlords back into the eviction process but behind schedule. Landlords desire a faster eviction process for renters who fail to abide by their agreements.

    Additionally, renters may be eligible for the diversion program for reasons other than non-payment of rent, a provision that the Philadelphia Apartment Association is contesting.