Need advice: evict tenant in Philadelphia

[Carlos N.]

Hi All, 

New member here.  I have came across BP when googling about tenant eviction, will need your advice regarding eviction in Philadelphia. In short, I own a property since 2005 and have been using a real estate management company to rent it out. I have the 2-yr lease the current tenants since 2009, after that it is month to month. Few weeks ago, I decided to sell the property, and informed the management company to notify the tenant to move out by end of September. However, tenant stopped paying rent for the September.

I then emailed the management company to issue a "notice of quit" and notify the tenant to move out by end of September. Though the management not giving me a copy of the notice (I requested) nor the certified mail records, etc.  After 10 days, I told them I will file paperwork to court for eviction, and asked them to check the house, take pictures, refer me a real estate broker and have a contractor to give me a quotes what need to be fixed up and repair. They said they find me a potential buyer, and after tenant moved out we will check the house for you and take pictures though they never respond me about the broker referral etc.. 

In short, I have a feeling that the management company is playing the waiting game or the tenant(s) are with them just to buy time to find places or used up the money on the security deposit.  Now, I wonder what I should I do? 

1) Should I find an attorney or one from HAPCO? to start the eviction process? May need to start from the beginning since I don't think the real estate management even send a notice of quit to the tenant(s).

2) How does it work? Will the attorney contact the tenant directly or the real estate management company?  Anyone has experiences on using HAPCO services? will it be smooth and easy that the attorney will prepare the forms etc? and He/She will go to the court for me?

3)  Any legal responsibilities for the management company as they are not responsive and do that they should do?

Thanks in advance and much appreciates!