Bristol, PA Short-Term Rentals: Host Presence Rule (2026)

Bristol Borough's Zoning Code does not use the phrase short-term rental. The rule that reaches a host who rents rooms to overnight guests for a fee is Use 1J, Bed and Breakfast, in § 27-320, defined as the use of a detached dwelling for the accommodation of over night guests for a fee. Subsection 1J(4) is the host presence rule: the premises must be managed by a person or persons who are permanent full time residents within the structure housing the bedrooms for guests. The manager's quarters must have full bathroom facilities, with kitchen facilities allowed, in addition to and separate and apart from those servicing the guests.

The same subsection sets the physical limits. A bed and breakfast has a minimum of 2 and a maximum of 8 guest rooms, one full bathroom for every two guest rooms, and only one central common kitchen and eating area if eating facilities are provided. Guest rooms cannot have separate cooking or eating facilities, and the serving of meals is limited to breakfast and afternoon tea for overnight guests. Amenities such as swimming pools or tennis courts are restricted to the guests of the establishment. The minimum lot size is 20,000 square feet, unless a greater minimum is specified for a particular district.

Bristol Borough lists the use as a special exception, not a right, in the R-1A Residential, TC Town Center, NC Neighborhood Commercial and GC General Commercial districts. District special exceptions are authorized by the Zoning Hearing Board in accordance with the standards in § 27-804, Subsection 6B. A building with six or more rental units for overnight lodging of travelers is a different use, Hotel, Motel and Inn, with its own definition in § 27-320.