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    Pennsylvania

    Philadelphia, Pennsylvania short-term rental rules

    Overview

    Philadelphia regulates short-term rentals as 'limited lodging' and licenses them through the Department of Licenses and Inspections. Eligibility is tied to the operator's primary residence, and the licence sits on top of a zoning permit and city business tax registration, so there are several parallel filings rather than one.

    Areas covered: City and County of Philadelphia (consolidated city-county) · Last verified

    Verified requirements for Philadelphia, Pennsylvania

    Each item below was read from the official document cited with it. Nothing here is generic guidance.

    1. taxes

      Pennsylvania's 6% state hotel occupancy tax applies to Philadelphia short-term rentals under 30 days, plus an additional 1% local hotel tax the state collects and remits to Philadelphia County.

      Source: PA Department of Revenue — Home-sharing/Third-party Broker Rentals (opens in a new tab) · Home-sharing/Third-party Broker Rentals · Verified

    2. Limited Lodging Operator Licence required

      Renting a primary residence, in whole or in part, for 30 consecutive days or fewer requires a Limited Lodging Operator Licence from Licenses and Inspections.

      Source: City of Philadelphia — Get a Limited Lodging Operator License (opens in a new tab) · Get a Limited Lodging Operator License · Verified

    3. Primary-residence eligibility

      Only owners, or tenants for whom the unit is their primary residence, may hold the licence; in Council District 10 only owners qualify.

      Source: City of Philadelphia — Get a Limited Lodging Operator License (opens in a new tab) · Who is eligible · Verified

    4. Zoning permit required

      The property must be zoned for limited lodging, and a zoning permit has to accompany the licence application.

      Source: City of Philadelphia — Get a Limited Lodging Operator License (opens in a new tab) · Zoning permit · Verified

    5. Inspection before renewal

      The property must pass a Licenses and Inspections inspection, and a lead-safe or lead-free certification is also required.

      Source: City of Philadelphia — Get a Limited Lodging Operator License (opens in a new tab) · Inspection; lead safety certification · Verified

    6. Business tax registration

      An operator must hold a Commercial Activity Licence and a Business Income and Receipts Tax account before the lodging licence issues.

      Source: City of Philadelphia — Get a Limited Lodging Operator License (opens in a new tab) · Other licenses and registrations · Verified

    7. Annual renewal and fee

      The licence costs $150 including a non-refundable application fee and renews annually, with a published late-renewal surcharge.

      Source: City of Philadelphia — Get a Limited Lodging Operator License (opens in a new tab) · Cost · Verified

    8. Codified authority

      The licence is codified at Philadelphia Code § 9-3909, with a separate booking-agent licence at § 9-3910 for platforms that collect payment on an operator's behalf.

      Source: Philadelphia Code — Title 9, Chapter 9-3900 (opens in a new tab) · § 9-3909; § 9-3910 · Verified

    Regulation research score

    How far the short-term-rental rules we confirmed from cited official sources for Philadelphia, Pennsylvania constrain an ordinary non-owner-occupied, whole-home short-term rental, expressed on a 0–100 burden scale built from 12 weighted criteria in two dimensions: market access and operating compliance. Higher means more constrained. It is not a legal conclusion, a permissiveness rating, a market rating, a measure of desirability, legality or profitability, and not investment advice.

    High access constraints· 79/100 (range 79–100)· Medium confidence, provisional

    Major eligibility or supply barriers are documented — narrow zoning, hard caps or waitlists, discretionary conditional-use approval, severe spacing, or entity limits — so entry depends on more than completing paperwork.

    No severe market-access trigger is documented, so this jurisdiction is capped below the effectively-restricted band. A major access constraint is documented, which makes the high-access band available. Access sub-score 74, operating sub-score 53.

    Based on 50% evidence coverage. 6 criteria are unresolved, so this is an observed floor: the plausible interval reaches 100 of 100. A low observed score here means "little confirmed", not "lightly regulated".

    Market access and eligibility · 74 of 100

    • Owner-occupancy or primary residenceModerate access step · 35

      Owners may hold the licence without residing there, though tenants must occupy as a primary residence and District 10 is owner-only.

    • Zoning eligibility, caps, density or spacingMajor access constraint · 65

      The property must be zoned for limited lodging and a zoning permit must accompany the licence application.

    Operating and compliance · 53 of 100

    • Permit, licence, or registration22 pts
    • Inspection or life-safety certification16 pts
    • Renewal or transfer10 pts
    • Lodging tax or fees5 pts

    Operating rules are weighted at 0.45, so compliance requirements alone cannot push a jurisdiction past Moderate / structured.

    Burden estimate
    79 of 100 · High access constraints
    Uncertainty interval
    79–100 of 100
    Evidence coverage
    50% · 6 of 12 criteria resolved
    Confidence
    Medium — provisional
    Last reviewed

    Medium confidence — provisional. Only 50% of the rubric is resolved against official sources. The observed estimate of 79 counts confirmed evidence only; unresolved criteria widen the interval upward to 100, a range that crosses more than one burden category. Treat it as indicative, not precise, and confirm directly with the jurisdiction.

    This range crosses more than one burden category (High access constraints, Very high / effectively restricted). The single estimate above is indicative only — do not read it as a precise measurement of this jurisdiction's rules.

    6 of 12 rubric criteria resolved against cited official sources.

    Why this score

    Market-access findings are graded severe, major, moderate or none from the cited official claim itself; the most severe finding scores in full and each additional finding adds a quarter of its points, so correlated restrictions are never double-counted. The operating sub-score is a weighted count out of 100 and is multiplied by 0.45, which is why routine permitting, inspection, contact, tax and enforcement rules alone cannot exceed the Moderate / structured band. An unresolved criterion is never recorded as 'not required' and never scored as zero: it enters the central estimate at a quarter of its worst case and reaches its full worst case at the top of the published interval, but it can never release the gates that open the high-access or effectively-restricted bands — those read confirmed findings only. Every result therefore ships as estimate, interval, evidence coverage and confidence together.

    • Prohibition or closed entry25.00 pts (range 0–100 of 100)

      Not confirmed either way. It is never recorded as "not required" and never scored as zero: it enters the estimate at 25% of its worst case and widens the upper bound by up to 100 access points. It can never on its own move this jurisdiction into a higher-access band — those gates read confirmed findings only.

    • Owner-occupancy or primary residence35.00 pts (range 35–35 of 100)

      Confirmed by a cited official source and graded moderate access step (35 access points). Owners may hold the licence without residing there, though tenants must occupy as a primary residence and District 10 is owner-only.

    • Zoning eligibility, caps, density or spacing65.00 pts (range 65–65 of 65)

      Confirmed by a cited official source and graded major access constraint (65 access points). The property must be zoned for limited lodging and a zoning permit must accompany the licence application.

    • Minimum or maximum stay8.75 pts (range 0–35 of 35)

      Not confirmed either way. It is never recorded as "not required" and never scored as zero: it enters the estimate at 25% of its worst case and widens the upper bound by up to 35 access points. It can never on its own move this jurisdiction into a higher-access band — those gates read confirmed findings only.

    • Permit, licence, or registration22.00 pts (range 22–22 of 22)

      Confirmed by a cited official source, so it scores its full 22 of 100 operating points.

    • Inspection or life-safety certification16.00 pts (range 16–16 of 16)

      Confirmed by a cited official source, so it scores its full 16 of 100 operating points.

    • Occupancy and parking3.50 pts (range 0–14 of 14)

      Not confirmed either way. It is never recorded as "not required" and never scored as zero: it enters the estimate at 25% of its worst case and widens the upper bound by up to 14 operating points. It can never on its own move this jurisdiction into a higher-access band — those gates read confirmed findings only.

    • Enforcement and penalties3.50 pts (range 0–14 of 14)

      Not confirmed either way. It is never recorded as "not required" and never scored as zero: it enters the estimate at 25% of its worst case and widens the upper bound by up to 14 operating points. It can never on its own move this jurisdiction into a higher-access band — those gates read confirmed findings only.

    • Local responsible party3.00 pts (range 0–12 of 12)

      Not confirmed either way. It is never recorded as "not required" and never scored as zero: it enters the estimate at 25% of its worst case and widens the upper bound by up to 12 operating points. It can never on its own move this jurisdiction into a higher-access band — those gates read confirmed findings only.

    • Renewal or transfer10.00 pts (range 10–10 of 10)

      Confirmed by a cited official source, so it scores its full 10 of 100 operating points.

    • Advertising and listing rules1.75 pts (range 0–7 of 7)

      Not confirmed either way. It is never recorded as "not required" and never scored as zero: it enters the estimate at 25% of its worst case and widens the upper bound by up to 7 operating points. It can never on its own move this jurisdiction into a higher-access band — those gates read confirmed findings only.

    • Lodging tax or fees5.00 pts (range 5–5 of 5)

      Confirmed by a cited official source, so it scores its full 5 of 100 operating points.

    What we could not confirm — and what to ask

    We found no official source resolving these 6 criteria either way. They are not treated as “not required” and are not scored as zero. Confirm each one with the department listed below before you rely on it.

    • Prohibition or closed entry — unknown; could add 0–100 points.
    • Minimum or maximum stay — unknown; could add 0–35 points.
    • Occupancy and parking — unknown; could add 0–14 points.
    • Enforcement and penalties — unknown; could add 0–14 points.
    • Local responsible party — unknown; could add 0–12 points.
    • Advertising and listing rules — unknown; could add 0–7 points.

    The rubric

    • Prohibition or closed entryNot confirmed

      Does an official source prohibit short-term rentals outright, close the application window, or restrict eligibility so narrowly that most properties cannot qualify?

      Unknown. We have not found an official source either way. It is never recorded as “not required” and never scored as zero — it is carried through the estimate as an explicit range and should be confirmed with the jurisdiction.

    • Owner-occupancy or primary residenceConfirmed — applies

      Does an official source require the owner to occupy the property or hold it as a primary residence?

    • Zoning eligibility, caps, density or spacingConfirmed — applies

      Does an official source restrict which zones short-term rentals may operate in, or cap, space, or ration how many may exist?

    • Minimum or maximum stayNot confirmed

      Does an official source set a minimum night requirement or a maximum rental term?

      Unknown. We have not found an official source either way. It is never recorded as “not required” and never scored as zero — it is carried through the estimate as an explicit range and should be confirmed with the jurisdiction.

    • Permit, licence, or registrationConfirmed — applies

      Does an official source require a permit, licence, certificate, or registration before the property is advertised?

    • Inspection or life-safety certificationConfirmed — applies

      Does an official source require an inspection, fire or building certification, or posted safety information?

    • Occupancy and parkingNot confirmed

      Does an official source set an occupancy limit or an on-site parking requirement?

      Unknown. We have not found an official source either way. It is never recorded as “not required” and never scored as zero — it is carried through the estimate as an explicit range and should be confirmed with the jurisdiction.

    • Enforcement and penaltiesNot confirmed

      Does an official source publish penalties, suspension, revocation, or a complaint process for violations?

      Unknown. We have not found an official source either way. It is never recorded as “not required” and never scored as zero — it is carried through the estimate as an explicit range and should be confirmed with the jurisdiction.

    • Local responsible partyNot confirmed

      Does an official source require a named local contact who must respond within a set time?

      Unknown. We have not found an official source either way. It is never recorded as “not required” and never scored as zero — it is carried through the estimate as an explicit range and should be confirmed with the jurisdiction.

    • Renewal or transferConfirmed — applies

      Does an official source set a renewal cycle, or restrict transfer of the permit on sale?

    • Advertising and listing rulesNot confirmed

      Does an official source govern how the property may be advertised — for example requiring the permit number in every listing?

      Unknown. We have not found an official source either way. It is never recorded as “not required” and never scored as zero — it is carried through the estimate as an explicit range and should be confirmed with the jurisdiction.

    • Lodging tax or feesConfirmed — applies

      Does an official source impose a lodging, excise, or permit fee obligation on the operator?

    How the category is set on the 0–100 scale: 80+ reads very high / effectively restricted and requires a documented severe market-access trigger; 60–79 reads high access constraints and requires a documented major access constraint (or two moderate ones); 40–59 reads moderate / structured, which is the ceiling for jurisdictions whose confirmed rules are operating requirements only; 20–39 reads lower regulatory burden; below 20 reads minimal STR-specific burden located. A documented official-source search that resolves criteria and finds no short-term-rental-specific requirement reads “no local STR-specific regulation located in reviewed official sources” — which is not a statement that operating here is unrestricted, legal, or low-risk. Unconfirmed criteria never count as permissive. How to confirm the rest yourself.

    Who to ask in Philadelphia, Pennsylvania

    Department-level contact details as published on the jurisdiction’s own website. We do not publish individual staff contact information.

    • City of Philadelphia Department of Licenses and Inspections

      Limited Lodging Operator Licence issuance, inspections, and enforcement

      Published at this official page · checked

    General research checklist (not Philadelphia, Pennsylvania specific)

    These are the categories short-term rental owners check anywhere in the US. They are general prompts, not this jurisdiction’s ordinance.

    Occupancy limits
    Most jurisdictions tie maximum overnight occupancy to bedroom count, septic capacity, or a fixed cap. Confirm the current figure for your specific parcel with Philadelphia before advertising a sleeping capacity.
    Parking
    On-site parking counts and prohibitions on street or shoulder parking are among the most commonly enforced short-term rental provisions. Verify the required count with Philadelphia and state it plainly in your listing.
    Life-safety requirements
    Smoke and carbon monoxide alarms, fire extinguishers, egress, and posted evacuation information are typical requirements. Some jurisdictions inspect; others self-certify. Verify which applies.
    Local responsible party
    Many ordinances require a named local contact who can respond to the property within a set time. Confirm whether a contact is required, what response window applies, and how it must be filed with Philadelphia.
    Renewal and enforcement
    Registrations and permits generally renew on a fixed cycle, and enforcement is usually complaint-driven with escalating penalties. Confirm the renewal date, fee, and enforcement process with Philadelphia.
    Lodging and sales tax
    State and local lodging or occupancy taxes may be collected by the booking platform, by you, or split. Confirm current collection responsibility with both the taxing authority and your platform — platform collection agreements change.

    Confirm these directly — we could not verify them

    We publish gaps rather than guesses. The following were not confirmable from a current official source at our last review.

    • Needs confirmation — the specific zoning districts in which limited lodging is permitted, and any per-building limits.
    • Needs confirmation — occupancy caps, minimum stay, and parking requirements.
    • Needs confirmation — the penalty schedule at Philadelphia Code § 9-3911.
    • Needs confirmation — a direct Licenses and Inspections phone line or email; the department routes contact through its service pages.

    Official sources

    Government sources only. If a link has moved, go to the jurisdiction’s main site and search for short-term or vacation rentals.

    Change log

    • — Entry created from the city's official licence service page and the Philadelphia Code.

    Operating a rental here?

    Compliance is the owner’s responsibility in every model, including ours. What a co-host can do is keep the listing, messaging, and pricing consistent with the rules you confirm.

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    Nearby jurisdictions

    Found a change in Philadelphia, Pennsylvania?

    Send the official link and we'll re-verify this entry. We'd rather correct it than leave a stale requirement up.

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