It’s been just over a year since major changes reshaped Philadelphia’s eviction process, and the results show both progress and new challenges.

For more than five decades, evictions in Philadelphia were carried out by two groups — the Philadelphia Sheriff’s Office and a private organization known as the Landlord and Tenant Office (LTO). While sheriff’s deputies handled a portion of the city’s lockouts, the majority were conducted by armed contractors working under the LTO, which was led by a court-appointed attorney.

That system changed dramatically last year after several high-profile shootings linked to eviction enforcement. Following growing public concern, the Landlord and Tenant Office was shut down, and responsibility for all evictions shifted exclusively to the Philadelphia Sheriff’s Office — a move celebrated by housing advocates seeking safer, more transparent practices.

Since the reform, there have been no reports of violence or shootings during court-ordered evictions, according to data from the Philadelphia Police Department. Evictions are now managed through the Sheriff’s Office Eviction Integrity Unit, with detectives (rather than deputies or private agents) performing lockouts.

Housing attorneys say the process has become more transparent and predictable. For example, advocates can now call the sheriff’s office directly to confirm lockout schedules, helping them better assist tenants and reduce confusion.

However, one notable downside has been longer wait times. According to reports, the eviction process can now take anywhere from six weeks to three months to complete. To address the increased workload, the Sheriff’s Office recently added six new staff members dedicated to eviction operations.

While slower than before, many local housing experts believe the trade-off is worthwhile if it means a safer, more accountable eviction process for both landlords and tenants in Philadelphia.

Source: PlanPhilly