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The Law Offices of Mark D. Copoulos
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TEN WAYS TO EVICT A TENANT FAST

When an unwanted individual is living in your property you need to get them out fast. Many tenants in Philadelphia exploit lenient landlord-tenant laws to live for months at a property rent-free. If you have a diligent and expeditious Philadelphia landlord and tenant lawyer you can minimize the duration the unwanted tenants holdover. Here are ten ways to expedite the removal of an unwanted tenant from your property:

Issue a Certificate of Rental Suitability at the Outset. The Philadelphia Property Maintenance Code (Section PM-102.6.5) requires a landlord to give the tenant as Certificate of Rental Suitability issued by the Department of Licenses and Inspections at the outset of the tenancy. If you do not provide the tenant with this Certificate, the tenant can argue the lease you executed is illegal. Therefore, you may not be able to collect back rent or even evict the tenant. Get the Certificate of Rental Suitability early so that if you have problems you can move forward with an eviction right away.

Give the Tenant a Partner for Good Housing Handbook. The Partners for Good Housing Handbook is another City of Philadelphia requirement. At the outset of the tenancy hand the tenant a copy of the “City of Philadelphia Partners for Good Housing” brochure. The brochure can be printed online. The best practice is to have the tenant sign a copy of the handbook so you can prove they received it if this is later disputed in court.

Send the Notice to Vacate at the Same Time You File the Eviction. Pennsylvania requires that a landlord give a tenant thirty days notice to vacate for breach of a lease. If the tenant has defaulted on rent then ten days notice is required. Some landlords give the notice to vacate and then wait that period of time to file the eviction. The best practice is to serve the notice and file the eviction at the same time. It usually takes approximately thirty days to get a court date. Therefore, you can save time by consolidating these actions and getting your court date lined up immediately.

Choose the Earliest Possible Court Date. Many Philadelphia Landlord Tenant Lawyers choose court dates based on their personal schedules. When an attorney files an eviction, the courts give broad discretion in choosing a date. Go with an attorney who consistently selects the earliest possible date “EPD” for your hearing. This can save you weeks and may enable you to get into court in the same month you decide to evict your tenant.

Make Sure Your Housing License is Current. Chapter 102.6 of the Philadelphia Property Maintenance Code provides that “no person shall collect rent with respect to any property that is required to be license… unless a valid license has been issued for said property.” Philadelphia requires landlords to have a housing inspection license. If you do not have this license you will be unable to file your eviction. A housing license can be obtained at the Municipal Service Building at 1401 JFK Blvd., Philadelphia, PA 19103.

Be AGGRESSIVE in Negotiating With Tenant. Up to this point you have done everything correctly. So when you get into court you need to be aggressive. Most cases are negotiated before being heard by the judge. While LT cases are fact specific, you may not want to offer the tenant more than thirty days to leave the property. If you enter into a judgment by agreement make sure tenant promises to vacate fast.

Consider a Judgment by Agreement to Shut Down Appeals. If you come to an agreement with your tenant in court, the document executed is a judgment by agreement. The judgment by agreement is essentially a settlement contract. The agreement is binding an non-appealable. This means that if the tenant signs a JBA they cannot appeal to the Court of Common Pleas except in very limited circumstances. Therefore, if you are worried your tenant may try to drag out the process by appeal, you should strongly consider entering into a beneficial judgment by agreement.

File the Writ of Possession in Ten Days. If you try your case in front of the judge you may obtain a judgment of possession. In order to evict the tenant you need to file a writ of possession. The writ cannot be filed until ten days after the court date. Be expeditious in filing the writ of possession. Some lawyers wait months to file the writ costing you rent. Get a lawyer who files the writ of possession on the earliest possible date. This will keep the eviction moving.

Follow up With the Sheriff to Expedite the Alias Writ. After the Writ of Possession is filed it must be served on the tenant. This is accomplished by delivering the Writ of Possession to Robert H. Messerman. I recommend following up with his office to status service of the Writ. Once you receive notification the Writ of Possession is served you can schedule the lockout.

Choose the Earliest Possible Lockout Date. Once the Alias Writ is filed the Sheriff will contact your attorney about a lockout date. Choose the earliest possible lockout date. You may not have a choice in choosing your date. If there is no option, accept the date provided and do not reschedule.

If you follow the above-referenced principles you will maximize the amount of money you recover from your delinquent tenant, and have them evicted from your property in a timely manner. Another critical component of timely LT evictions is experience. The more evictions you do the faster you get. Speak with a qualified Philadelphia Landlord Tenant Lawyer to expeditiously process your eviction. Contact our office at 267.535.9776 for a free consultation.
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We have relocated to 1628 John F. Kennedy Blvd., Suite 2101, Philadelphia, PA 19103. Our larger office with pristine views of the city is only the beginning! Call for a free consultation: 267-535-9776.
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We are a law firm based in Philadelphia, for the people.
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NOT GUILTY. (DRUG POSSESSION)

Defendant was adamant of his innocence.  He insisted that the drugs he was accused of possessing belonged to someone else.  Nevertheless, he was stuck with a Public Defender who was pushing him to take a deal.  The PD told him that if he pled guilty he would get probation.  The probation would not be a big deal.  Defendant, J.O., thought it was a big deal.  He did not want to plead guilty to something he did not do. He fired the Public Defender and called Copoulos.

Attorney Copoulos reviewed the evidence and understood J.O.'s frustration.  The drugs were found on the street, not on his person.  There were other people standing around the corner where J.O. was apprehended.  No one saw J.O. buying or selling anything illegal.  Attorney Copoulos advised J.O. to reject the deal and fight the case.

J.O. rejected the guilty plea and opted for a trial.  At trial, Attorney Copoulos passionately advocated for J.O.  He pointed out that J.O. had no prior criminal record.  He brought to light the fact that no drugs were found on J.O., and no one witnessed him purchase or sell anything illegal.  Finally, J.O. took the stand.  He looked the judge in the eye and told her that he did not purchase drugs on that particular day at that time.  He had no reason to purchase drugs because he was going to Narcotics Anonymous classes, and had a full-time job.

The judge found the Defendant not guilty; and instead of walking out with a criminal record and probation, J.O. walked out of the courtroom an innocent man.

If you face criminal charges, you need someone who can affordably and aggressively defend you against the massive prosecuting powers of the State. Contact the Law Office of Mark D. Copoulos at (267) 535-9776 to begin your defense.  Don't wait.  Some cases take months to prepare. Don't settle for a deal. Don't settle for a Public Defender. Call Copoulos. Call now.
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New bill proposing Speed Cameras be installed along Roosevelt Boulevard in Philadelphia, PA.  Saving lives or fleecing the public?

Per NBC: “AAA opposes the use of automated speed enforcement systems that undermine the fair and reasonable enforcement of traffic laws and that will do little to improve traffic safety,” 
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The Philadelphia Police Department will continue to enforce 35 PA C.S. S. 780-113 A(31), prohibiting possession of small amounts of marijuana, despite recent legislation from Philadelphia City Council.  On Thursday, the Council voted 13-3 to decriminalize possession of small amounts of marijuana.  Once enacted, the bill would make the penalty for possession a $25.00 fine. 
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