Legal Infrastructure Organizes Eviction: Evidence from Philadelphia

Abstract

We analyze the filing-side legal infrastructure of eviction using 755,004 Philadelphia Municipal Court landlord-tenant records filed between 1969 and 2022, of which 747,125 are residential. Eviction in Philadelphia is organized upstream by a concentrated plaintiff-side bar, durable plaintiff-attorney dependence, repeated use of the same properties, and recurring tenant-name exposure. Between 1983 and 2022, the ten most active plaintiff attorneys handled 82.2% of represented plaintiff-side cases per year on average, compared with 14.8% for the ten most active plaintiffs. Large plaintiffs depend heavily on a single attorney: among plaintiffs filing at least 101 cases, 78.3% of each plaintiff's filings are handled by that plaintiff's most-used attorney, on average. Repetition is likewise central to the docket. Across the residential filing universe, 48.8% of cases occur at addresses with a prior filing in the preceding year, and 23.6% at addresses with six or more prior filings; these repeats are usually filed by the same plaintiff and follow a more default-heavy, less agreement-heavy pathway. We further examine a narrower mechanism: strict switches into specialist plaintiff-side counsel, defined as a plaintiff changing attorney to one in the prior-year top ten. Filing counts rise around the switch with non-flat pre-trends, indicating organizational reconfiguration rather than a clean exogenous shock. Within-plaintiff and within-plaintiff-property comparisons yield more stable estimates: judgment by agreement, fee share, waiver language, and corrected lockout-trigger language decline, while deadline language rises. We interpret eviction as a layered upstream process in which concentrated counsel, repeated places, and recurring tenants produce filings before any courtroom bargaining or adjudication occurs.