Philadelphia Squatter - Seeking a Smooth Eviction Process

[Matt N.]

Hi everyone,

I'm posting looking for advice, and to hopefully help educate future home-buyers!

So I just closed on a great deal in Philadelphia. A triplex in a hot area at a HUGE discount due to the fact that there is a squatter in the house. I'm told by the seller that the occupant has been there since 2012 and has avoided eviction a number of times. I believe they avoided eviction because the previous owner did not have all his ducks in a row. For example, taxes were owed, improper documentation, etc. This is not a malicious eviction, the people did not pay rent since 2012! I'd happily accept fair rent. 

So I'm going to attempt Cash for Keys with a mobile notary service present. If this does not work out, I am going to try and get the squatters to sign a lease so that I can proceed with the legal eviction process. Since I am dealing with seasoned squatters, I want to make sure I get this right the first time. 

My question is, What exactly do I need to do to prepare for the eviction process? I've applied for the Rental Licence, and once I have that I will get my Cert of Rental Suitability. I'm up to date on all bills as of the settlement date. Anything else I am missing? Any and all feedback welcome!

Thanks in advance!

Matt 

[Steve Babiak]

If you are not a HAPCO member, you should join now since you now have a rental in the City of Philadelphia. The most recent HAPCO newsletter had an article regarding "Taking Action Against Squatting".

As @Chris K. alluded to, councilman David Oh has introduced Bill No. 170827 to instill an approach to dealing with squatters. Now, this is for the squatter who takes up occupancy in a property while the owner is away or not on site - it is not intended to remove those occupants who have had possession given to them as a tenant.

Since it sounds as if the occupants in question had been given possession, the previous owner should have some sort of lease that states the terms. That is what you will need to evict. Whether the units are legal rental units is just another thing you will have to comply with. How will you attest to the affidavit of the certificate of rental suitability that the property is in good shape, has no violations, etc if you can't get in to see that that is the case?

If there is no landlord tenant relationship, then an action in ejectment sounds like what is needed.