In an effort to address the challenges facing renters across the state, Pennsylvania lawmakers are once again considering a bill aimed at automatically sealing certain eviction records. This legislative proposal, if passed, could significantly impact the lives of tens of thousands of renters currently burdened by the stigma of eviction filings.
The bill, which advocates for housing reform have long championed, is seen as a necessary move to assist those struggling to find adequate housing due to past evictions. Housing advocates argue that the existence of an eviction record can drastically limit a person’s options, often relegating them to unsafe or substandard living conditions.
The proposed measure, introduced by state Rep. Ismail Smith-Wade-El, D-Lancaster, would include provisions for the automatic sealing of eviction cases where a judge has ruled in favor of the tenant. Furthermore, cases that were withdrawn or led to a lockout could be automatically sealed seven years after the filing. In cases that resulted in a lockout, automatic sealing would occur after seven years as well.
“With every year, I mean every month, every week, every day that goes by, the housing situation for our neighbors becomes more and more dire. And I think the need to act on housing becomes more and more urgent,” Smith-Wade-El stated, reflecting the growing necessity for legislative intervention.
The bill has successfully passed through the House but faces an uncertain future in the Senate, where support appears limited amid ongoing budget negotiations with Gov. Josh Shapiro’s administration, which backs the initiative. A similar proposal introduced last year by Smith-Wade-El was never voted on, with detractors arguing it would complicate the ability of landlords to properly vet applicants.
Opponents of the bill raise concerns that the legislation could lead landlords to impose stricter requirements when selecting tenants, potentially exacerbating barriers for low-income renters. These fears highlight the ongoing tension between tenant rights advocates and housing providers.
The repercussions of having an eviction filing on one’s record can be severe, particularly for vulnerable populations. Holly Beck, a housing attorney at Community Legal Services in Philadelphia, emphasized the long-lasting impact of eviction on renters. She noted that individuals, especially single Black mothers seeking affordable housing, often find themselves trapped in substandard living situations or forced to relocate to less desirable areas due to the stigma associated with an eviction.
Beck shared the story of a tenant who, despite having turned her life around after being evicted several years prior, could only secure temporary housing in motels and Airbnbs due to her eviction record. “I heard from a tenant who had been evicted a good number of years ago. Since then, enough time had passed that she’d gone back to school, gotten a nursing degree, had a decent paying job, but she and her kids were staying in motels and Airbnbs because of the eviction on her record,” Beck recalled.
Compounding the issue, some renters are denied housing for eviction cases they may not even be aware of, often due to instances where landlords filed cases only to withdraw them later after reaching an agreement. Nonetheless, the filing remains on the tenant’s record, which can hinder their chances during rental applications.
In the current landscape, landlords typically dismiss potential tenants as soon as they see an eviction record on a background check, regardless of the actual outcome of the case. Advocates argue that the proposed bill could provide a new beginning for many individuals with eviction histories, allowing them to seek housing opportunities that they currently find unattainable.
If the legislation is enacted, Pennsylvania would join a select group of jurisdictions that automatically seal eviction records to varying degrees, providing a necessary safeguard for tenants seeking to rebuild their lives. One such tenant, known as Taysha, expressed hope for the bill’s passage, saying she has faced significant barriers in her search for a new home due to an eviction filing that occurred years ago but was later withdrawn.
For months, Taysha has been looking for a suitable place to live with her three children, all while grappling with the limitations imposed by her eviction record. “I’m scared to apply because once they see [my eviction record], they’re automatically gonna be like ‘Oh, I don’t know,’” Taysha said. Her fears reflect a broader sentiment shared by many renters struggling to overcome past evictions.
In 2022, Taysha encountered issues with the Philadelphia Housing Authority, which erroneously claimed she owed more than $7,000 in back rent. After proving the error with the assistance of her lawyer, the authority withdrew the case, yet the eviction filing remained.
Now, Taysha is hopeful that Pennsylvania lawmakers will recognize the struggles faced by families like hers and advance measures that will create more equitable housing opportunities. Between January and May of this year, there was an average of nearly 9,000 eviction filings each month in Pennsylvania, as reported by the Eviction Lab at Princeton University.
As housing advocates continue to push for policy changes, they aim to ensure that individuals burdened by eviction records are no longer unfairly excluded from securing safe and stable homes. “I don’t want this to happen to somebody else,” Taysha stated, underscoring the urgent need for reform.
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