In court-decided eviction outcomes for Andalusia, PA, tenants prevail in roughly 23.7% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
63d
filing → judgment
From the moment an unlawful-detainer notice is filed in Andalusia, PA until a money judgment is entered, a contested eviction takes about 63 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$2.6–6.9k
legal + lost rent
A typical eviction in Andalusia, PA costs landlords $2,575 to $6,931 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,459
42% stretched on rent
Average gross rent in Andalusia, PA is $1,459 per month per the U.S. Census American Community Survey (5-year 2023). 42% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
38.7%
of households
38.7% of occupied housing units in Andalusia, PA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
6.8%
6.7% unemp.
6.8% of Andalusia, PA residents live below the federal poverty line, and unemployment runs at 6.7%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +58.8% (2024)
8.4
Regional political climate
County-weighted neighbor mix
8.4
State political climate
Pennsylvania legislature & governorship
3.4
Economic stress
6.8% poverty · 6.7% unemp.
5.8
Supply constraint
$1,459 average · 38.7% renters
7.8
Rent Control risk
41.8% of income on rent
9.0
Eviction process difficulty
63 days filing → judgment
3.1
Tenant organizing strength
38.7% renters
8.1
Housing court bias
County bench composition
6.5
Geographic context
Risk heat across Andalusia and the region
Click any city to see its score
How Andalusia compares
Risk score vs. peers, county, state, and the U.S.
Rank in Philadelphia County
Elevated
#3of 7 cities
#3 of 7 cities in Philadelphia County for landlord eviction risk.
Rank in Pennsylvania
High
#368of 1,952 cities
#368 of 1,952 cities in Pennsylvania for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.1
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.1/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+1.1 over 50 yr
197620012026
Steady ratchet · no large swings
63d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,459/mo. A contested eviction takes 63 days and costs $2,575–$6,931 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
38.7%
Renters
The renters
Who you'll be renting to.
Out of 2,251 residents, 38.7% rent. 42% are spending 30%+ income on rent, 6.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
8.4
Local + regional
The politics
Strong-tenant coastal market.
Local & regional political climate score 8.4 and 8.4 (Dem margin +58.8% (2024)). State climate at 3.4, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
3.4
State politics
The process
Moderate calendar, moderate friction.
State political climate 3.4/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 3.1, housing court bias 6.5, rent-control risk 9. Standard process speed for the state.
50-yr trendProcess difficulty +-1.9 since '00
197620012026
Court-clerk data lands in the next release.
5.8
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.8. Supply constraint: 7.8. The numbers behind those: 6.8% poverty, 6.7% unemployment, 42% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Andalusia sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Andalusia · 63d · ~$4.8k all-in ($75/day) · score 4.1National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Andalusia, Pennsylvania, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.1/10 (MODERATE tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Andalusia is a city of 2,251 residents where 38.7% of occupied units are renter-occupied, and the typical renter spends 41.8% of income on rent. At an average rent of $1,459/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Andalusia eviction process actually works
Eviction process difficulty here reads 3.1/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Andalusia closes 63 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Andalusia's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.5/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Andalusia runs $2,575 to $6,931 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 63 days of typical timeline and $1,459/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 8.1/10 in Andalusia, and the city sits at the top of the rent control risk spectrum (9/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Pennsylvania, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Andalusia: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a MODERATE tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Pennsylvania's statutory language. Fix those four, and most cases settle or default. Skip them, and a $6,931 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Andalusia
Trap · $1/10
Comparative benchmarking matters in markets like this. Andalusia's 6.8/10 is near the Pennsylvania state average. Rent-control-risk sub-score: $1/10. See the nearby cities grid below for direct A-vs-B comparison.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, county-level. Last update 2026-05-01.
In the most recent month, 857 eviction cases were filed across the tracker's coverage area, 0.93× the historical baseline (below baseline). Past 12 months: 13,127 filings. Pandemic-era cumulative: 67,934.
857Past month
13,127Past 12 months
0.93×vs baseline (past mo)
13.7%Repeat-tenant filings
Notice requirement: at least ten days notice (in some cases more). Filing fee: minimum filing fee of $94.75 filing fee.
Last 36 months of filings2023-05-01 – 2026-04-01
Filings dropped 23% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
What's the most common mistake landlords make in Andalusia evictions?
The most common mistake is failing to properly serve the initial 10-day pay-or-quit notice or waiting too long to act. Any error in the notice or delay in filing can push your timeline back weeks, costing you significant rent money. Follow the process exactly, and act quickly.
Q2
Can I evict a tenant in Andalusia for minor lease violations?
Yes, generally, if the lease violation is material. Pennsylvania law allows for eviction based on lease violations. You'd typically need to provide a 15-day notice to quit for such violations, unless your lease specifies a different notice period (which must still comply with state law). Always document the violation thoroughly.
Q3
How long does it take for the sheriff to remove a tenant after a court order?
Once you have an Order for Possession, the sheriff's office will schedule the lockout. This can vary depending on their workload, but typically ranges from a few days to a couple of weeks. It's not instant, so factor this into your overall timeline.
Q4
Do I need a lawyer for an eviction in Andalusia?
While you can represent yourself in Magisterial District Court, it's highly recommended to use an attorney, especially with Andalusia's elevated eviction risk (6.8/10). A lawyer ensures all paperwork is correct, represents your interests effectively, and can significantly reduce the chances of costly procedural errors or delays. They usually pay for themselves in time and stress saved.
Q5
What if the tenant abandons the property? Do I still need to evict?
If a tenant clearly abandons the property (e.g., moves out, removes all belongings, stops paying rent, and indicates they won't return), you generally don't need a full eviction. However, proving abandonment can be tricky. It's often safer to go through the eviction process to legally regain possession, especially if there's any doubt. Consult an attorney if you suspect abandonment but aren't 100% sure.
A 4.1/10 places Andalusia in the 81st percentile of Pennsylvania cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Andalusia (4.1/10)
Same risk band nationally · click any city for its full breakdown.
