Philadelphia, PA Rental Property Rules: Rental Registration (2026)
Key Facts
- License required
- Every rental dwelling unit, rooming house, hotel
- Multi-unit buildings
- One license can cover an entire building
- Owner-occupied exemption
- No license if owner or family lives there
- Non-resident landlords
- Must designate and register a Local Agent
- Address rules
- P.O. boxes and virtual addresses are prohibited
- Cure period
- 30 days written notice before penalty
- Penalty
- Up to $500 fine per uncured violation
Summary
Every owner of a Philadelphia dwelling unit, rooming house, dormitory, hotel, or one- or two-family rental must hold a rental license from the Department of Licenses and Inspections before collecting rent. Non-resident landlords must also register a Local Agent, and unverifiable addresses like P.O. boxes are barred citywide.
(1) Required. (a) The owner of any dwelling unit, multiple family dwelling, rooming house, dormitory, hotel, one-family dwelling, two-family dwelling, or rooming unit let for occupancy must obtain a rental license. No person shall collect rent with respect to any property that is required to be licensed pursuant to this Section unless a valid rental license has been issued for the property. ... (c) License Application and Renewal Requirements. (.1) All applicants for any rental license, vacant property license, or commercial activity license related to property ownership shall provide a Physical Address for the service of notices, correspondence, and enforcement actions. (.2) The use of a post office box, mail drop, Virtual Address, or non-verifiable address is prohibited. ... (.5) If the property owner is a Non-Resident Landlord, such owner must also designate a Local Agent.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: 2026 Code: Electronic version of The Philadelphia Code and Home Rule Charter is current through August 19, 2026).
Full Breakdown
Any owner of a dwelling unit, multiple family dwelling, rooming house, dormitory, hotel, one-family dwelling, two-family dwelling, or rooming unit let for occupancy in Philadelphia must hold a rental license issued by the Department of Licenses and Inspections before collecting any rent, per Philadelphia Code § 9-3902(1)(a). A building with several units can operate under a single rental license, but that license must list each unit it covers, per § 9-3902(1)(b)(.1). Owners who occupy the property themselves, or whose family member occupies it, do not need a rental license, though the Department can require an Affidavit of Non-Rental to confirm that status under § 9-3902(1)(b)(.2). A dwelling licensed instead as limited lodging under § 14-604(13) is exempt from the rental license so long as it carries a Limited Lodging Operator License under § 9-3909, per § 9-3902(1)(b)(.4).
Every rental, vacant-property, or property-related commercial-activity license application must list a Physical Address for service of notices and enforcement, and a P.O. box, mail drop, "Virtual Address," or other non-verifiable address is barred outright, per § 9-3902(1)(c)(.1)-(.2). Owners who live outside Philadelphia (Non-Resident Landlords) must additionally designate a Local Agent and keep the Department informed of current contact information, per § 9-3902(1)(c)(.5)-(.6). Under the companion § 9-3902.1, a Non-Resident Landlord must submit under oath the owner's name, residence address and phone number, plus the Local Agent's name, Physical Address, phone number and a monitored email address, all used only for enforcement, inspection, public-safety response, and Chapter compliance. If the Department has issued an unremedied notice of unsafe or hazardous conditions, it may share the Local Agent's name and email with the tenant.
A rental license can also be suspended for violating the Lead Disclosure Obligation's Rental Protections at § 6-803(3), on top of the license-suspension and revocation grounds in Title 4, Subcode A, per § 9-3902(2).
Violations & Fines
Collecting rent on an unlicensed property is itself unlawful under § 9-3902(1)(a). Failing to keep accurate owner or Local Agent contact information is not penalized immediately: the Department must give 30 days' written notice to cure. Uncured violations after that period draw a fine of up to $500 and can trigger denial, suspension, or revocation of the rental or related business license, per §§ 9-3902.1(2) and 9-3902.2(1)-(3). While non-compliance continues, tenants gain a defense against eviction or rent-recovery actions and may withhold rent, per § 9-3902.2(4).
Frequently Asked Questions
Do I need a rental license if I rent out my basement while living upstairs?
What is a Local Agent and who has to name one?
Can my landlord evict me for unpaid rent if they never registered required contact information?
What happens if a non-resident landlord ignores the registration requirement?
Sources & Official References
Other rules in Philadelphia
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