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| License applications filed before June 1, 2025, do not require an inspection. |
What are the regulations for operating limited lodging (ex. Air BnB) in Philadelphia?
- Property owners or their agents must obtain a special zoning permit for limited lodging use and a Limited Lodging license to operate a Limited Lodging Property/Short Term Rental.
- The property must abide by Philadelphia codes including but not limited to trash collection and noise.
You Should Know:
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A virtual inspection shall be conducted on all new and renewed Limited Lodging Operator License applications. A new or renewal license application will not be approved until a passing inspection has been completed. Applicants must allow two weeks for the initial inspection and renewing license holders are strongly encouraged to submit the renewal application as soon as it is available (45 days before expiration) to allow ample time for inspection. Review proposed regulations for more information and look for future postings detailing the procedure.
Use https://form.jotform.com/250635958820161 to schedule a virtual inspection.
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- Only property owners or their agents may apply for this license, not a renter or for a property you don't own.
- If you rent your primary residence less than 30 days, you must possess a zoning permit for limited lodging use and also a limited lodging license.
- If you rent a property that is not your primary residence for less than 30 days, you need a zoning permit for visitor accommodations and also a rental license with a ‘hotel’ designation.
For more information on zoning requirements, refer to our short-term rental FAQ.
PDF: https://www.phila.gov/media/20210715112212/PZ_003_FAQ-Limited-Lodging-FAQ.pdf
Housing Rental License. Chapter 9-3900 of the Philadelphia Code provides that any unit rented for an overnight stay must have a valid rental license. The provision also contains an exception for owners operating a short-term rental unit out of their primary home. Other operators of short-term rental units may be required to obtain a rental license if the unit does not already have a valid rental license. The application process may include a review or inspection to make sure the unit complies with zoning regulations.Limited Lodging Property/Short Term Rentals have required the license number since January 1, 2023.Further Information:
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Limited Lodging Operator License – This license is required to rent your primary residence or a room within your primary residence for periods of less than 30 consecutive days or less. This license applies to property owners and eligible tenants.
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Limited Lodging and Hotels Booking Agent – This license is required to make reservations or collect payment for hotel accommodations, including limited lodging, on behalf of or for an operator. This license applies to companies that make reservations or collect payment for guest accommodations in residential properties and/or hotels.
You can now apply for these licenses at eCLIPSE.phila.gov. For more information on the license, refer to Bill No. 210081. For more information on the permit and license requirements, refer to the recently updated short-term rental FAQ .
Here are some useful links that may help you better understand laws and regulations in Philadelphia. This list is not exhaustive, but it should give you a good start in understanding your local laws. If you have questions, contact the City Planning Commission or other city agencies directly, or consult a local lawyer or tax professional.
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Short-term Rental Ordinance. In July 2015, an amendment to the Philadelphia Code went into effect permitting short-term rentals in any dwelling unit provided that the operator of the short-term rental complies with certain conditions. These conditions include obtaining a permit if the listing is rented for more than 90 days a year. Please review Section 14-604 of the Code for more information.
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Zoning and Planning Code. Title 14 of the Philadelphia Code governs most land use in Philadelphia. You should consult this to see if your listing is consistent with any zoning requirements or use definitions. Important terms include “bed and breakfast,” “booking agent,” “dwelling unit,” “group housing,” “household living,” “limited lodging,” and “visitor accommodations.”
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Hotel Taxes. Hosts renting any form of overnight temporary lodging in Philadelphia are required to collect certain hotel taxes from guests. Air BnB collects and remits hotel taxes in Philadelphia; more information about that process is available here.
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Business Registration and Tax. Section 14-604 of the Code does not contain any specific provisions requiring operators of short-term rentals to obtain a separate commercial activity license for short-term rental activity. Other provisions of the Code require certain businesses in Philadelphia to get a commercial activity license from the Department of Licenses and Inspections and pay a business tax. The City summarizes the process for obtaining this license here. Please review Chapters 19-2600 and 19-3800 of the Philadelphia Code to see if your listing requires registration and/or payment of business taxes. More information is available on the Department of Revenue’s website here.
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Building and Housing Standards. Philadelphia has rules and regulations specifying minimum construction, design, and maintenance standards for buildings, including regulations on habitability, health, and safety. Certain regulations applicable to residential and non-residential uses may be relevant to your listing. Please see Title 4 of the Philadelphia Code. In addition, short-term rentals units must comply with certain requirements set forth in Section 14-604 of the Code.
- Other Rules. It is also important to understand and follow other contracts or rules, 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.
- Refer to Bill No. 210081 for more information on upcoming license changes and lookout for more information in the future.
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