myleadsafe › Cities › Philadelphia, Pennsylvania
Philadelphia lead safe certification for rentals (2026)
Who it covers
Every rental unit in a building built before March 1978, whether or not children live there. The rule was phased in by zip-code region from Oct 1, 2020 and has applied citywide since April 1, 2022.
How long it lasts
Lead-safe: 4 years (based on an inspection no more than 48 months before the lease or license). Lead-free: no expiry. Rental license: 1 year.
What it costs
No city fee found for uploading the certificate. Dust-wipe tests are set by private testers. Rental license $63 per unit per year (L&I, Nov 2023).
If you don’t comply
Fine up to $2,000 per offense, and each day of non-compliance counts as a separate offense (Phila. Code § 6-811). No rental license is issued or renewed without a valid certificate. The Health Department can issue violation notices and fines. A landlord out of compliance cannot recover possession or collect rent for that period, and a tenant can sue for rent abatement and refunds.
What you need and when
| What you need | When | Cost |
|---|---|---|
| Lead-safe certificate (dust wipe test) Must be based on an inspection no more than 48 months before the rental license is issued or the lease is signed. A renewal lease needs no new certificate if the prior one is still valid. Upload the certificate and dust-wipe lab results to the city's Lead Certification Submission System and give the tenant a copy at lease signing. Certificates completed before Jan 31, 2020 were valid only 2 years. A lead-free certificate does not expire. | every 4 years; at each new tenant, if the last one is more than 4 years old | Paid to the private tester; no city fee found for uploading the certificate |
| Rental license (L&I) Valid 365 days from approval. L&I will not issue or renew it unless a valid lead-safe or lead-free certificate (or exemption) for each unit is on file with the Health Department. Applied for in eCLIPSE. | every year | $63 per dwelling unit per year (L&I sheet, Nov 2023, 'subject to increase'); no fee for owner-occupied units |
Not covered
- Built after February 1978 (the law presumes a building is pre-March 1978 unless the owner proves otherwise)
- Housing built by or for a school for the exclusive use of its students, where non-student family members may not live
- Units certified lead-free (the lead-free certificate never expires, so no re-testing)
Certificate types
- Lead-safe certificate: An EPA-certified lead dust sampling technician or PA-certified risk assessor found no deteriorated paint and interior dust wipe samples passed. Lab results must be attached. 4 years (certificates completed on or after Feb 1, 2020)
- Lead-free certificate: A PA-certified lead inspector or risk assessor found no lead-based paint under EPA/HUD standards. The full inspection report goes to the Health Department. no expiry
How to get inspected
Lead-safe: EPA-certified lead dust sampling technician (LDST) or PA-certified lead risk assessor. Lead-free: PA-certified lead inspector or risk assessor. A landlord or staff member may do the test only if they hold one of these certifications. Home Depot-style test kits do not count.
Typical cost: $200–$350 per unit for a dust-wipe certificate, per one Philadelphia landlord's 2017 BiggerPockets post (dated; get current quotes) (source). More in what a lead inspection costs.
Fees
- Rental license: $63 per dwelling unit per year (Nov 2023; subject to increase) (phila.gov)
- Lead-safe dust-wipe test: Set by private tester; one landlord reported $200–$350 per unit (2017 forum post) (biggerpockets.com)
What to give tenants
- Give the tenant a copy of the valid lead-safe or lead-free certificate when the lease is signed. The code says the tenant acknowledges receipt by signing a copy; the Health Department FAQ says a tenant signature is not required (see conflicts).
- Federal EPA/HUD lead disclosure and the 'Protect Your Family From Lead' pamphlet apply too.
The federal lead disclosure rule applies on top of this for nearly every rental built before 1978. What it requires.
Where to register or file
Lead Certification Submission System (Health Dept) + rental license in eCLIPSE (L&I): online portal (mail/fax/email to lead.cert@phila.gov also accepted)
Evictions and rent
Phila. Code § 6-809(4): a landlord out of compliance may not recover possession or collect rent for the period of non-compliance, and any eviction or rent-collection filing must attach the certificate (or proof the unit is exempt). Tenants can also sue for rent abatement and refunds (§ 6-809(3)(d)).
Keep every certificate on time
myleadsafe is a free binder for small landlords: each unit’s certificates, registrations and due dates, calendar reminders before they run out, and one PDF packet with your proof attached. No sign-up. Your records stay on your device.
Start my free binderQuestions landlords ask
How long is a Philadelphia lead-safe certificate good for?
Four years for certificates completed on or after Feb 1, 2020. A lead-free certificate never expires.
Do I need a lead certificate if no children live in my rental?
Yes. Since the 2019 amendments took full effect in 2022, every pre-1978 rental needs one, regardless of whether children live there.
Who can do a lead-safe test in Philadelphia?
An EPA-certified lead dust sampling technician or a PA-certified lead risk assessor. You can do it yourself only if you hold one of those certifications.
Where do I submit my lead certificate?
Upload the certificate and dust-wipe lab results to the city's Lead Certification Submission System at leadcertification.phila.gov. The Health Department reviews it, and L&I checks it before issuing or renewing your rental license.
What happens if my rental fails the dust wipe test?
The problem areas must be fixed by an EPA RRP-certified renovator, then the technician re-checks for intact paint and re-takes dust wipes in the failed areas.
Can I evict a tenant without a lead certificate?
Not easily. The code says a non-compliant landlord cannot recover possession or collect rent for that period, and eviction filings must attach the certificate or proof the unit is exempt.
Last checked November 6, 2026. Law: Phila. Code Chapter 6-800 (Lead Paint Disclosure), as amended by Bill No. 180936-A (passed Sept 26, 2019; signed Oct 2, 2019; effective Oct 1, 2020). Agency: Philadelphia Department of Public Health, Lead and Healthy Homes Program (certificates) + Department of Licenses and Inspections (rental license).
This page sums up published rules as of November 6, 2026. It is not legal advice, and myleadsafe is not a government site. Rules and fees change, and local offices add their own steps, so confirm with the city before you rely on a date or a fee.
Sources (7)
- Bill No. 180936-A, certified copy (amending Phila. Code Ch. 6-800) · 48-month validity, phase-in regions and dates, coverage/exemptions, rental license tie-in, tenant copy, § 6-809(4) rent/possession bar, § 6-811 $2,000/day penalty, effective Oct 1, 2020
- PDPH FAQ about Bill No. 180936-A: What Landlords Need to Know · 4-year validity after Feb 1, 2020; 2-year for older certs; lead-free forever; who may test; submission portal; tenant need not sign; failure steps; enforcement
- L&I Rental License Requirements (Nov 2023) · $63/unit license fee, 365-day license, lead cert required for license, eCLIPSE, full implementation Oct 2022
- Submit lead certification and inspection reports (phila.gov) · current requirement and Lead Certification Submission System
- Rental property lead certification law (archived phila.gov post, 2019) · phase-in windows, Region I zip codes, mail/fax/email submission
- Lead paint laws and regulations (phila.gov) · conflicting '48 months (2 years)' wording
- BiggerPockets forum: Philadelphia lead certification (Oct 2017) · secondary: $200–$350 per unit test price