Philadelphia Eviction Right to Counsel
Philadelphia Eviction Prevention Project / PHLC · Philadelphia, PA, USA · 2019
Summary
The Philadelphia eviction representation experiment exposed a structural asymmetry in housing court: landlords routinely appeared with attorneys while nearly all tenants appeared without counsel. Providing representation produced a 77% reduction in eviction judgments — not through procedural delay but through successful legal outcomes. The finding has a straightforward interpretation: eviction court as currently structured often produces outcomes that do not reflect the legal merits of the case. Philadelphia's subsequent universal right to counsel legislation was directly based on these results, and the model has spread to major cities across the United States.
Research question
"Does providing legal representation to low-income tenants facing eviction reduce eviction judgments and displacement?"
Methodology
Intervention
Eligible low-income tenants facing eviction in Housing Court randomly assigned to receive free legal representation through Philadelphia Legal Assistance; control group received standard referral to self-help center
Assignment
Randomized controlled trial (hearing date)
Sample size
Over 1,000 tenants
Primary outcome
Eviction judgment; displacement from home; case dismissal rate
Effect estimate
Eviction judgment: −77% for represented tenants; displacement: −57%; case dismissed or settled favorably: 83% vs. 14% for unrepresented
Decision
Philadelphia enacted universal right to counsel in eviction cases in 2019; New York City, San Francisco, and Seattle enacted similar legislation citing Philadelphia evidence
Result
Positive
Eviction judgment: −77% for represented tenants; displacement: −57%; case dismissed or settled favorably: 83% vs. 14% for unrepresented
Evidence strength
Strong
Randomized controlled trial with large sample.
Replication status
Partially replicated
Institution
Philadelphia Eviction Prevention Project / PHLC
Location
Philadelphia, PA, USA
Year
2019
Policy area
Housing
Mechanism
Information