Philadelphia, Pennsylvania

Short-term rental regulations

Hosts in Philadelphia are required to obtain a license to host short-term stays (fewer than 30 nights). See the City’s FAQs here. There is different eligibility based on your property type:

Before operating an STR, you are required to obtain a commercial activity license, a zoning permit, or a limited lodging operator license for primary residences, or a rental license with a hotel designation for non-primary residences.

Philadelphia classifies short-term rentals into two categories:

1. Limited Lodging: The short-term rental of a unit which has a primary residence. In order to rent your primary residence short-term you will need a Limited Lodging Operator License. You will you will need the following in order to apply:

• Commercial Activity License
• Zoning Permit for Limited Lodging
  • Get the zoning regulations of Limited Lodging

2. Visitor Accommodations: The rental of a unit that does not have a primary resident. If you are renting a dwelling unit that is not your primary residence, you need a Rental License with a hotel classification. In order to receive this you will need to following:

• Commercial Activity License
• Zoning Permit for Visitor Accommodations
  • Get the zoning regulations for Visitor Accommodations

Once you determine which type of license you’ll need, you must submit your application.

• Applications can be completed online using eCLIPSE. If you need help filing your application online, you can schedule a virtual appointment.If you would like to apply in person, you need an appointment to visit the Permit and License Center.

Please contact the Department of Licenses and Inspections Department directly for additional information.

License numbers must be clearly displayed on all advertisements for the short-term rental unit and licenses must be renewed annual. If you haven’t added your license to your listing(s), we recommend doing that as soon as possible.

Comprehensive information including the application process, fees and renewals are available on the City’s website. We also encourage you to consult the Frequently Asked Questions page to learn more.

Additional information

Who is eligible to rent out their property?

• In residential zones, only primary residences are eligible to host short-term stays unless you can obtain a variance.
• In commercial zones, non-primary residences are eligible to host short-term stays.
• Before operating your STR, you obtain a commercial activity license, a zoning permit, and a limited lodging operator license for primary residences, or a rental license with a hotel designation for non-primary residences.

What do I need to rent out my property?

To offer your property as a short term rental, you will need:

• Registration Fee: $150
• Philadelphia business tax account ID (Department of Revenue);
• Commercial Activity License, (Department of Licenses and Inspections);
• Zoning Permit for the use;

Once you’ve obtained these, you’ll need to obtain the appropriate License to operate a short-term rental:

• If you are renting your primary residence, a Limited Operator Lodging License
• If you are renting a non-primary residence in a commercial zone, a Rental License with hotel designation

If the property is NOT owned by a natural person or a publicly-traded company, the City will request that you provide the name and mailing address of one of the following:

• Each individual with more than 49% interest in ownership of the property; or the two individuals with the largest interest
• If the property was recently sold, submit a copy of the settlement sheet or deed with the application.

If you are a tenant making an application, the City will require that you provide your executed lease agreement.

What do I need for a limited operator lodging license?

• Zoning permits for Limited Lodging and Household Living
• Commercial activity license
• Proof of ownership through recorded deed, or owner approval and lease
• Potentially a certificate of occupancy from the City, depending on occupancy (more information in the City’s FAQ here)
• Licensing fees: $150

What do I need for a commercial activity license?

• Tax account number or SSN
• On record full tax compliance (no outstanding/unpaid taxes)
• Ownership information
  • Names or numbers of either the two people with the biggest interest in the property OR each person with more than 49% ownership.
  • No fee!
• Business income and receipts tax ID (which requires a Business Tax Account)

What do I need for a zoning permit?

• Proof of residency (ID Card)
• A Site plan
• Pay a fee to permit the use: ($174 for additional uses) Zoning & Use Permit Fees

What if I want to rent out a property I own but don't want to live in?

• You need a rental license with a hotel designation.

What do I need to get a rental license with a hotel designation?

You need:

• Zoning permit for Visitor Accommodations
• Commercial activity license
• Proof of ownership through recorded deed, or owner approval and lease
• Potentially a certificate of occupancy from the City, depending on occupancy (more information in the City’s FAQ here)
• Licensing fees of: $63 per unit

Is there any notice I must provide to either guests or neighbors?

• Trash and recycling collection days and any trash disposal rules and regulations. You must also provide proper trash containers for renters.
• The owner or their designee’s contact information. The contact person must handle any complaints from the renters.
• Inform renters that they are only allowed guests between the hours of 8 a.m. and midnight and that excessive noise is prohibited and violators are subject to fines and penalties.

Is there anything else I have to do with my short term rental property?

• Install smoke alarms:
  • In each bedroom.
  • In the hallway in the immediate vicinity of the bedrooms.
  • On each floor of the home, including basements.
• Install carbon monoxide alarms:
  • Within 15 ft. of the entrance to every bedroom or within 15 ft. of a bed in sleeping areas if there isn’t an enclosed bedroom.
  • Centrally on a wall or the ceiling, but not directly in front of a door to a bathroom or within 5 ft. of a cooking appliance.
  • Under the installation requirements for smoke alarms if they are combination smoke and carbon monoxide alarms.
• Do not post signs for lodging on your home.

Are there any tax requirements?

• Airbnb collects the City of Philadelphia Hotel tax, which is 8.5% of the amount received through renting.

Do I have to keep any records?

• Keep records for at least one year that show:
  • That the home remained your primary residence.
  • The dates the home was rented.
  • The number of renters.

Payment

The total registration fee is $150. You may also need to obtain a Philadelphia business tax account ID (Department of Revenue); a Commercial Activity License, (Department of Licenses and Inspections); and Zoning Permit for the use.

Taxes

The City requires that hosts pay the monthly City of Philadelphia Hotel tax, which is 8.5% of the amount received through renting. Visit the City’s website for more information.

Other contracts and rules

It's also important to understand and abide by other contracts or rules that bind you, such as leases, condo board or co-op rules, HOA rules, or rules established by tenant organizations. Please read your lease agreement and check with your landlord if applicable.

Our commitment to your community

We are committed to working with local officials to clarify how local rules impact the community. We will continue to advocate for changes that will enable people to rent out their homes.