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Philadelphia, PA Short-Term Rentals: Host Platform Liability (2026)

Significant Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Initial license fee
$7,000
Annual renewal fee
$5,000
Delisting deadline after City notice
5 business days
Penalty
Class II offense per day

Summary

Airbnb-style booking platforms need a City license and must verify each host's permit before listing a rental.

No person or entity shall, in exchange for compensation, act as a booking agent with respect to limited lodging, hotel or similar short-term rental use unless the person or entity has a valid Limited Lodging and Hotels Booking Agent License... A booking agent so notified who removes the listing within such period shall not be liable for a violation associated with such listing.

View official code

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

Under Philadelphia Code § 9-3910, any person or entity that collects payment or fees for short-term stays as a "booking agent" must hold a Limited Lodging and Hotels Booking Agent License before doing business. Before listing a property, the platform must get written proof the host holds a valid Limited Lodging Operator License or hotel rental license, plus the host's written consent to share license info with the City. If the City notifies the platform that a listed property lacks the required license, the platform has five business days to pull the listing and confirm removal: a platform that does so in time is not liable for violations tied to that listing.

Violations & Fines

Acting as a booking agent without the license, or failing to comply with the verification and removal duties in §§ 9-3909-9-3910, is a Class II offense per day of violation under § 9-3911.

Frequently Asked Questions

Is a platform liable if it removes a bad listing in time?
No. § 9-3910(4) says a booking agent that removes the listing within 5 business days of City notice and confirms removal is not liable for a violation tied to that listing.
Does just advertising a rental make a site a booking agent?
No. § 9-3910(1) says merely publishing an advertisement for accommodations does not make the publisher a booking agent: the license applies to those that facilitate reservations or collect payment.

Sources & Official References

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All Philadelphia rules

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