Imagine a world where a landlord-tenant dispute ends in an agreement that leaves both the tenant and landlord in a better position. This was the scenario that unfolded in a Montgomery County courtroom last month.

Our client, a landlord, leased a small residential apartment unit to a tenant. The tenant failed to pay rent for several months, which caused our client to face a tough situation. The tenant was struggling financially, and our client was apprehensive about the likelihood of recovering the delinquent funds.

At first, our client focused on recovering the property in a way that was not detrimental to the tenant (i.e., allowing continued possession through the holidays).

However, this discussion never materialized because Montgomery County sent a representative from EPIC (Eviction Prevention and Intervention Coalition), to assist at the district court's scheduled landlord-tenant hearing. EPIC was founded in January 2018, and it provides free legal and financial assistance to individuals to prevent eviction and homelessness.

EPIC intervened and agreed to pay all delinquent rent payments and other costs described in the lease, including attorneys’ fees. EPIC also agreed to provide up to three months of rent to our client to ensure that the tenant could save money and come up with a plan for future housing.

Program Requirements

Landlords and tenants in Montgomery County should be familiar with EPIC’s program and its requirements. A tenant generally qualifies if the person is (a) a Montgomery County resident who received an eviction notice; and (b) suffered from a temporary financial crisis due to a life event that caused them to fall behind, had a defensible claim for nonpayment, violated their lease, is part of a vulnerable population, or is referred by a judge.

Notably, a tenant must be scheduled to appear in a participating courtroom (there are eight in Montgomery County) and must not have received EPIC assistance in the past 12 months.

EPIC effectively serves as a form of alternative dispute resolution that benefits both tenants and landlords. It buys time for the tenant to save money and not fall further behind on rent, while also giving them a roof over their heads. It also ensures that the landlord still receives rent and costs due under the lease. Overall, EPIC is a great program and tool for resolving residential landlord-tenant disputes in Montgomery County.

EPIC is not the only eviction prevention program in Pennsylvania. Bucks County has the Bucks Emergency Rental Assistance (BERA) Program; Philadelphia has the Eviction Diversion Program (EDP); and Pennsylvania also has the Emergency Rental Assistance Program (ERAP). However, EPIC is the most comprehensive program. EPIC provides more than just rent relief, and does so with fewer restrictions.

For more information regarding landlord-tenant disputes or real estate matters in general, contact Samuel Finkel at sfinkel@foxrothschild.com or 215.918.3553 or Daniel Lyons at daniellyons@foxrothschild.com or 215.918.3693.