Lauren Andreoli

Recent data shows the Philadelphia-area housing market has fewer price reductions and canceled contracts compared to many other major U.S. metros, indicating a comparatively steadier spring market.

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Eviction timelines in Philadelphia remain significantly delayed, now averaging around six months, due to ongoing staffing shortages in the Sheriff’s Office. With the office now solely responsible for evictions, the backlog continues to grow and is creating real challenges for housing providers, including prolonged loss of rental income. The Sheriff is requesting additional funding to expand staffing, but it is still unclear whether City Council will approve the increase.

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The amended Safe Healthy Homes bills — Bill Nos. 250329 and 250330 — are now posted.

These documents reflect the latest amended versions introduced in City Council. We are sharing them here for review by members and the broader housing community.

The full text of both bills can be accessed below.

Bill 250329

Bill 250330

If City Council can promise a court it will follow the law, proceed to do otherwise anyway, and still insist the public simply trust the process, then Philadelphia has a far bigger problem than any single housing bill.

It is a well-worn principle in the legal profession that when a party cannot prevail on the merits, it may resort to attacking the character of its opponent. In this matter, however, we are confident in the strength of our legal arguments and therefore have no need to engage in personal attacks against any member of City Council.

Following the initial hearing on the legislation at issue, a lawsuit was filed alleging that City Council violated the Sunshine Act. Prior to any adjudication, the City agreed to grant the full relief sought by the plaintiffs by executing a stipulation which later became a court order. Specifically, the City stipulated that it would not proceed with a vote on the bills at that time, but instead would return them to committee for a new hearing conducted in compliance with the Sunshine Act. The City further agreed that it would adhere to the requirements of the Act at that subsequent hearing.

The Sunshine Act mandates that deliberations by a legislative body occur openly, ensuring that the public can observe and understand the legislative process. A fundamental component of this requirement is the presence of a quorum during deliberations.

Despite this, it appears the City has taken the position that a quorum need not be present for the entirety of a Councilmanic hearing and has suggested that no deliberation occurs during such hearings. This position mirrors the plaintiffs’ central concern: that meaningful deliberations are occurring outside of public view, rendering the public hearing little more than a formality or “rubber stamp” of decisions already made.

Events at the subsequent hearing appear to reinforce that concern. During the proceedings, Councilmembers reportedly left the hearing, convened privately across the hall, and discussed amendments to the legislation while the public hearing was still ongoing. Additionally, there were extended periods during which a quorum was not present in the hearing room.

Some members of City Council appear to have forgotten that elected officials are still public servants, not political actors exempt from oversight, procedural safeguards, or judicial authority. In a constitutional system, government officials are not trusted blindly to police themselves. They are expected to follow the law, comply with court orders, and remain accountable when they do not. The moment public officials begin treating transparency requirements and legal safeguards as obstacles to maneuver around rather than obligations to honor, public trust in government itself begins to erode.

As a result, the plaintiffs filed a motion for contempt, asserting that the City violated the Sunshine Act, the Philadelphia Home Rule Charter, and a binding court order requiring compliance with both. Critically, the court did not conclude that the City had complied with that order. Instead, it scheduled a June 25 contempt hearing to determine whether City Council and the City proceeded in violation of judicially mandated procedural safeguards, whether they acted in violation of a court order, and whether they should be held accountable for doing so.

If the court finds that the City violated its obligations, one potential remedy is the invalidation of the legislation. We believe the facts will support such a finding. Separately, the underlying lawsuit regarding the alleged Sunshine Act violations remains pending, and a future ruling in that case could likewise result in the legislation being overturned if violations are proven.

Against this backdrop, it is difficult to understand why Councilmember O’Rourke has chosen to criticize HAPCO for pursuing these legal claims. The organization has acted within its rights in seeking transparency and compliance with the law. Notably, HAPCO requested copies of the amended bills—documents that had historically been provided as a matter of course. In this instance, however, those requests were denied, raising concerns about whether the refusal was retaliatory in nature.

This is particularly troubling given that the legislation introduced by Councilmember O’Rourke includes provisions prohibiting landlords from retaliating against tenants for asserting their legal rights. It is inconsistent to champion anti-retaliation protections in one context while appearing to dismiss them in another.

If there were truly no merit to the claims raised, it is fair to ask why the City agreed to halt the original vote, withdraw the bills from consideration, and return them to committee for a new hearing conducted under court ordered procedural safeguards. Governments do not typically abandon scheduled legislative action absent serious concerns about the legality of the process that produced it.

At its core, this dispute is not about personalities. It is about whether laws in Philadelphia will be enacted openly, lawfully, and in compliance with the same rules that bind everyone else. It is also about recognizing that the consequences of unlawful process do not fall in a vacuum. These bills affect fundamental property rights, housing stability, and the economic survival of many small, community based landlords and the tenants who rely on them, particularly in historically underserved and minority neighborhoods. The housing market is an ecosystem that must work for everyone or, eventually, it works for no one. No public official and no legislative body should be permitted to pursue sweeping social and economic change while disregarding the legal safeguards that exist to protect the public from arbitrary government action.

The Housing Committee advanced the Safe Healthy Homes bills on March 30, 2026, despite serious concerns about transparency, undisclosed amendments, and limited opportunity for meaningful public participation.

Bills 250329 (Right to Repairs) and 250330 (Right to Safety) are now heading to full City Council. The earliest vote is April 16, leaving a short window for housing providers to respond.

What happened:
• The bills were pushed forward through a process that raises serious concerns about violations of open meeting and public participation laws
• Amendments were not clearly disclosed before the vote
• Meaningful public input was limited or excluded

What these bills do in practical terms:
• Require “good cause” to terminate or not renew a lease, eliminating your ability to decide whether to continue a tenancy at the end of a lease
• Prevent you from collecting rent if your license lapses, even due to city delays, and may require refunds
• Create automatic liability of $1,000 to $3,000 per violation
• Trigger presumptions that can force full rent repayment
• Expand inspections across all rental units

Why this matters:
These bills do not simply regulate housing. They fundamentally change your rights as a property owner.

• The “good cause” requirement forces ongoing landlord tenant relationships, even when a lease naturally ends
• They rewrite lease agreements that are already in place, stripping out terms you legally negotiated
• They shift control away from property owners and expose you to significant legal and financial risk regardless of intent

These are not minor policy changes. They raise serious constitutional law concerns, including interference with existing contracts, loss of property rights without compensation, and lack of due process.

For many small housing providers, this level of risk and uncertainty is not sustainable. The likely result is forced exit from the market, reduced housing supply, and negative impacts on the very communities that depend on this housing.

What you can do:
• Show up on April 16, visibility matters
• Contact your Councilmember and demand transparency, lawful process, and real public input
• Share this with other housing providers

More updates coming. Stay tuned.

A settlement has been reached in the lawsuit filed by two Hapco members, which Hapco Philadelphia supported. As a result, City Council will not vote on the Safe Healthy Homes bills tomorrow, March 19, 2026.

The case is not over, but this settlement is an important step forward. The settlement also includes an agreement that future hearings will comply with the Sunshine Act, as required by law, which was allegedly violated by the City of Philadelphia Committee on Housing, Neighborhood Development, and the Homeless.

These bills, if they are passed, would create significant burdens on housing providers by expanding good-cause eviction protections to all tenancies, imposing automatic rent abatements even for technical violations, shifting certain procedural burdens onto property owners, and requiring additional reporting and notice requirements that go beyond current law.

For small landlords in particular, these requirements could make it extremely difficult to operate and remain in business by adding extensive new compliance obligations and overregulating the rental industry.