In Pennsylvania, once a landlord files to evict a tenant, that filing becomes part of the public record. This happens even if the tenant wins the case, the landlord drops it, or they settle outside of court. These records are picked up by tenant screening companies and can make it hard for people to find a new place to live. Even a single filing—even one that didn’t result in eviction—can follow someone around for years and hurt their chances of getting approved for another rental.
In 2024 alone, more than 115,000 eviction cases were filed in Pennsylvania. That’s a huge number of people who now have a mark on their record, whether they were truly at fault or not.
Shapiro Wants to Seal Eviction Filings
Governor Josh Shapiro is pushing for a new statewide policy to automatically seal eviction filings that don’t result in an actual eviction. If someone was wrongly accused or the case was dropped, their record would be protected. He wants this to be part of the state’s next budget plan, and he’s urging lawmakers to get behind it.
The goal is simple: give renters a fair chance. Just because someone was taken to court doesn’t mean they should be punished forever, especially if they did nothing wrong. This proposal builds on Philadelphia’s existing rules and could expand protections to renters all across the state.
Why This Change Matters
Right now, many landlords rely on background check companies to screen tenants. These companies look for any past eviction filings, without showing whether the tenant actually lost the case. That means people who were never evicted can still be denied housing, just because someone once filed against them.
This hits low-income renters the hardest. Many of them already struggle to find safe and affordable housing. Being unfairly labeled as a problem tenant only makes things worse. Sealing these records would help level the playing field and reduce housing discrimination.
How the New Law Would Work
The proposed law would automatically seal eviction filings under certain conditions: if the tenant won the case, if it was dropped, or if it was resolved without eviction. The public—including tenant screening companies—wouldn’t be able to see the filing. However, courts, researchers, and some institutions like schools would still have access when necessary.
This idea is based on Pennsylvania’s “Clean Slate” law, which already hides some criminal records. Just like with that law, the goal here is to give people a fresh start and prevent a single mistake—or even a false accusation—from ruining their future.
Support and Concerns from Both Sides
The proposal has support from many housing advocates, legal experts, and some landlords who believe it’s the right thing to do. A bipartisan group of lawmakers has introduced a bill to make it happen, and early signs show momentum is building.
Still, not everyone is on board. Some landlord associations say they’re worried about not having enough information to screen tenants. Others are pushing for rules that protect their ability to choose reliable renters and prevent rent control laws. These groups want to make sure their voices are heard in the process.
