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Delaware County Eviction Court — Landlord Filing Guide (2025)

Everything Pennsylvania landlords need to file a Landlord–Tenant Complaint in Delaware County — fees, courthouse info, timeline, and step-by-step process.

$108
Filing fee
3–5 weeks
Hearing wait
4–8 weeks
Total process
In Person
Filing method

🏛️ Delaware County Courthouse Information

⚠️ Delaware County — What Landlords Should Know

Delaware County follows standard Pennsylvania eviction procedures.

Need an Eviction Attorney in Delaware County?

Procedural mistakes can get your case dismissed. Get matched with a local Delaware County eviction attorney — free consultation.

Step-by-Step: How to File an Eviction in Delaware County

1

Serve the Required Notice

Before filing, you must serve a written notice. For non-payment of rent, a 10-day Pay or Quit notice is required. For lease violations, serve a 15-day Cure or Quit notice. Make sure the notice is properly formatted and personally served or posted per Pennsylvania law.

2

File Your Landlord–Tenant Complaint at Delaware County Courthouse

After the notice period expires without compliance, file your eviction complaint at the Delaware County Courthouse (201 W. Front St., Media, PA 19063). The filing fee is $108. Bring: your lease agreement, the notice, and proof of service.

3

Serve the Summons on the Tenant

After filing, the court issues a summons. In Delaware County, service is typically handled by the Sheriff's office or a licensed process server for a fee of $40. You must NOT serve the summons yourself — improper service can get your case dismissed.

4

Attend the Court Hearing

Hearings in Delaware County are typically scheduled 3–5 weeks after filing. Attend with all documentation: lease, notices, payment records, and proof of service. If the tenant doesn't appear, you may receive a default judgment. Come prepared to present your case clearly.

5

Obtain and Enforce the Writ of Possession

After a judgment in your favor, request a Writ of Possession from the clerk. The Pennsylvania Sheriff's office will serve the writ and oversee removal if the tenant refuses to leave voluntarily. Do NOT change locks or remove property yourself — this constitutes illegal self-help eviction in Pennsylvania.

Delaware County Eviction Filing Cost Breakdown

Cost Amount Notes
Court Filing Fee $108 Paid to Delaware County Clerk of Court
Summons Service $40 Sheriff or process server fee
Writ of Possession ~$34–$40 Sheriff enforcement after judgment
Attorney (optional) $750–$3000 Recommended for contested cases

Frequently Asked Questions — Delaware County Evictions

How long does an eviction take in Delaware County?

The typical Delaware County eviction takes 4–8 weeks from serving the initial notice to enforcement — assuming the tenant does not contest. A contested eviction can take significantly longer. Delaware County has stronger tenant protections that can extend the timeline.

How much does it cost to file an eviction in Delaware County?

The court filing fee in Delaware County is $108. Additional costs typically include: process service or sheriff fee ($40), Writ of Possession enforcement (~$34–$40), and attorney fees if represented ($750–$3000). Total out-of-pocket without an attorney is typically $182–$188.

What court handles evictions in Delaware County?

Evictions in Delaware County are filed at the Delaware County Courthouse, located at 201 W. Front St., Media, PA 19063. The case type is filed as a Landlord–Tenant Complaint.

Can I file an eviction online in Delaware County?

Delaware County does not currently offer online filing for eviction cases. You must file in person at the Delaware County Courthouse.

Do I need a lawyer to evict a tenant in Delaware County?

Pennsylvania law allows landlords to represent themselves in eviction court. However, having an attorney reduces the risk of procedural dismissals and improves outcomes, especially in contested cases.

What happens if the tenant doesn't leave after the eviction judgment in Delaware County?

After a judgment in your favor, request a Writ of Possession from the court. The Delaware County Sheriff's office will then execute the writ — notifying the tenant to vacate, and physically removing them if they refuse. Do NOT attempt to remove the tenant yourself; self-help eviction is illegal in Pennsylvania.

See full Pennsylvania eviction laws and notice requirements.

Pennsylvania Eviction Guide for Landlords →

Download the eviction notice you must serve before filing in Pennsylvania.

Pennsylvania Eviction Notice Templates →

Is your tenant facing eviction in Delaware County? See their rights.

Tenant Rights in Delaware County →

Relevant Pennsylvania Statutes