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arXiv · 2605.24849

How Eviction Court Governs: A Statistical Analysis of Bargaining, Templates, and Debt in Philadelphia

Marios Papamichalis·Regina Ruane
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Abstract

We analyze downstream courtroom governance in Philadelphia eviction cases using 755,004 Municipal Court landlord--tenant records filed from 1969 through 2022. Post-filing case processing is organized by repeated courtroom relationships, judge and tenant-attorney regimes, reusable agreement templates, and repeated team-property units. Among both-represented, both-attorney-named cases, 58.2% involve a plaintiff-side and tenant-side attorney pair that had appeared against one another in the prior year, and greater prior pair exposure predicts lower default, higher judgment-by-agreement, and higher served-writ rates. Judge-linked cases display statistically distinct baseline outcome, continuance, fee, and award regimes; tenant-attorney identity explains meaningful variance in both case outcomes and agreement terms. Settlement text is highly standardized: reusable templates explain strictness, waiver, lockout-trigger, payment-plan, deadline, and time-is-essence language far more strongly than raw attorney identity. Monetary burden concentrates in repeated plaintiff-attorney-property units. Assignment-cell support and balance audits indicate that judge-linked evidence reflects institutional heterogeneity rather than a clean judge lottery, and judge--triad interactions are not estimable in this docket. Eviction court emerges as a repeated institutional field that organizes bargaining, text, debt, and enforcement after cases enter the courtroom pipeline.

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Marios Papamichalis, Regina Ruane. 2026-05-24. How Eviction Court Governs: A Statistical Analysis of Bargaining, Templates, and Debt in Philadelphia. https://arxiv.org/abs/2605.24849

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