If you have squatters in Philadelphia (i.e. people occupying your property without your permission), “self-help” actions (changing locks, shutting off utilities, physically removing them) are illegal. (City of Philadelphia)
Here’s a legal process and practical steps for removing squatters in Philadelphia. I’m not a lawyer, but I’ll lay out what I found so you know what to expect. Always consider getting legal advice for your specific situation.
Legal steps to remove squatters
- Confirm ownership/documentation
- You’ll need proof that you own the property (deed/title).
- Also evidence the occupant does not have permission, is not paying rent under a lease, etc. (House Buyer of America)
- File an ejectment action
- For squatters (who don’t have a landlord-tenant relationship), the proper action is an ejectment, not a standard eviction. (House Buyer of America)
- You file in the Court of Common Pleas in Philadelphia. (The Copoulos Firm, LLC)
- Serve the squatter with the ejectment complaint
- The legal complaint must be properly served (following Pennsylvania’s Rules of Civil Procedure). (The Copoulos Firm, LLC)
- Once served, they have a period to answer/respond. If they don’t respond, you may be able to get a default judgment. (The Copoulos Firm, LLC)
- Obtain a judgment for possession / court order
- If the court rules in your favor, you’ll receive a judgment saying you have a right to possession of the property. (The Copoulos Firm, LLC)
- Request a “Writ of Possession”
- This is the legal instrument that lets law enforcement (usually the sheriff) physically remove the squatter. (The Copoulos Firm, LLC)
- After obtaining the writ, there’s a notice period (in Philadelphia, 21 days before sheriff enforces). (Philly Sheriff)
- Enforcement (Sheriff / Law Enforcement)
- When the writ is enforced, the sheriff will schedule a lock-out (if the occupant doesn’t leave voluntarily). (The Copoulos Firm, LLC)
- Only the sheriff or court officers may carry out the physical removal, in compliance with the law. (City of Philadelphia)
What you can’t do (or risky) / self-help eviction is illegal
- Changing locks, cutting off or shutting off utilities (gas, water, electricity) to force someone out. (City of Philadelphia)
- Removing doors or windows or blocking access. (Philadelphia Police Department)
- Threats, intimidation or otherwise trying to force vacating outside of court orders. (City of Philadelphia)
- Disposing of their belongings without proper legal order. That can lead to liability. (House Buyer of America)
Timeframes / what to expect
- The process tends to be fairly slow. Ejectment actions in Philadelphia often take 4-7 months if the squatter contests or has legal representation. (The Copoulos Firm, LLC)
- If the squatter doesn’t respond, some parts proceed faster (default judgments etc.), but enforcement still takes time due to sheriff scheduling. (The Copoulos Firm, LLC)
Practical / Supporting steps
- Document everything: photos, videos, when you first discovered the squatter, when you asked them to leave (if you did), any damage, etc.
- Send a written demand (notice to vacate) if appropriate, though for ejectment you might directly file in court. But giving notice is good to show you tried to resolve before going to court. (House Buyer of America)
- Contact law enforcement / file a police report of criminal trespass, if applicable. But police can’t legally remove someone just because you say they are a squatter without court order (unless criminal trespass is clearly established). (Philly Sheriff)
- Check local laws (Philadelphia’s codes), and also newer legislation like Act 88 of 2024, which clarifies that people who were never tenants don’t get certain notice protections under the Landlord & Tenant Act. (FSR)
- Consult a lawyer or legal aid. Philadelphia has tenant and property owner organizations that can help.
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