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Short-Term Rental Regulations
in Philadelphia, PA

Last verified: March 2026 · Report an update

Zoning & Conditions

Short-term rentals are restricted by zoning: 'Limited Lodging' requires the operator to reside in the unit for more than half the year (primary residence), while 'Visitor Accommodations' (non-primary) is a commercial use allowed only in specific zoning districts. Operators must obtain a zoning permit before a license, display license numbers on all listings, and pay an 8.5% monthly City Hotel Tax.

How to Obtain a Permit

1. Obtain a Philadelphia business tax account and a Commercial Activity License. 2. Apply for and receive the appropriate Zoning Permit (Limited Lodging for primary residents or Visitor Accommodations for non-primary). 3. Apply for a Limited Lodging Operator License or Rental License via the eCLIPSE portal, then schedule and pass a required L&I safety inspection. Licenses must be renewed annually and require a new inspection for renewal.

Regulatory Updates — Philadelphia

Proposed and recent legislation

PassedOctober 2024

Philadelphia Limited Lodging License Enforcement Strengthened

The city increased audits of STR listings on platforms, issuing citations to operators without a valid Limited Lodging license or operating more than one property.

FailedJune 2024

Philadelphia One-Property Rule Challenged in Court

Several multi-property STR operators challenged the one-property-per-owner rule in court, arguing it was an unconstitutional taking. The challenge was dismissed.

ProposedFebruary 2025

Council Member Proposes Full STR Ban in Residential Zones

A Philadelphia council member introduced legislation to prohibit STRs in R-1 through R-5 residential zones, citing housing affordability concerns.

Official Resources

Official Philadelphia STR regulation source

Local Resources & Advocacy

Pennsylvania Association of REALTORSStatewide

Statewide association monitoring STR legislation and advocating for property rights in Pennsylvania.

Philadelphia Hotel AssociationLocal

Trade group representing hotels in Philadelphia, which monitors STR regulations and their competitive impact.

Vacation Rental Management Association (VRMA)National

National trade organization for professional vacation rental managers.

Frequently Asked Questions

Are short-term rentals allowed in Philadelphia, PA?
Short-term rentals are restricted by zoning: 'Limited Lodging' requires the operator to reside in the unit for more than half the year (primary residence), while 'Visitor Accommodations' (non-primary) is a commercial use allowed only in specific zoning districts. Operators must obtain a zoning permit before a license, display license numbers on all listings, and pay an 8.5% monthly City Hotel Tax.
Is a permit required to operate a short-term rental in Philadelphia?
Yes, a permit is required to operate a short-term rental in Philadelphia. 1. Obtain a Philadelphia business tax account and a Commercial Activity License. 2. Apply for and receive the appropriate Zoning Permit (Limited Lodging for primary residents or Visitor Accommodations for non-primary). 3. Apply for a Limited Lodging Operator License or Rental License via the eCLIPSE portal, then schedule and pass a required L&I safety inspection. Licenses must be renewed annually and require a new inspection for renewal.
How do I get a short-term rental permit in Philadelphia?
1. Obtain a Philadelphia business tax account and a Commercial Activity License. 2. Apply for and receive the appropriate Zoning Permit (Limited Lodging for primary residents or Visitor Accommodations for non-primary). 3. Apply for a Limited Lodging Operator License or Rental License via the eCLIPSE portal, then schedule and pass a required L&I safety inspection. Licenses must be renewed annually and require a new inspection for renewal.
Can I own multiple Airbnb properties in Philadelphia?
No. Philadelphia's Limited Lodging ordinance restricts each operator to a single STR property, and that property must be your primary residence. Operating multiple STR properties violates city code.
What is a Limited Lodging license in Philadelphia?
A Limited Lodging license is required to legally operate an STR in Philadelphia. It requires the property to be your primary residence, a rental license from the city, and compliance with occupancy and safety standards.
What are the penalties for unlicensed STRs in Philadelphia?
Unlicensed operators face fines, cease-and-desist orders, and potential civil litigation. The city actively monitors booking platforms and cross-references listings against the licensed operator database.
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Disclaimer

This information is for general reference only and may not reflect the most current regulations. STR regulations change frequently. Always verify requirements with official local government sources before operating a short-term rental.

Last verified: March 2026 · Suggest a correction