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

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

Key Facts

Who may hold the license
Primary resident only
Owner qualifier
Must claim homestead exclusion
Renter qualifier
Primary domicile 6+ months, written owner OK
Tenth Councilmanic District
Owner-occupant only; no renters

Summary

Only the dwelling's primary resident, owner or a qualifying renter, may operate it as limited lodging under Philadelphia's licensing rule.

Only a primary resident of a dwelling unit, as further defined in subsection 14-604(13) of this Code, may operate property as limited lodging and obtain such a license, provided that in the Tenth Councilmanic District only a primary resident who is the owner of the property may operate limited lodging and obtain such a license, and a renter may not do so.

Source: Philadelphia Code 14-604(13)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

Philadelphia Code § 9-3909(2) limits Limited Lodging Operator Licenses to the dwelling's primary resident. Section 14-604(13)(a) defines primary resident as either the owner (who claims a homestead exclusion on the unit) or a renter who lives there as their primary domicile more than half the year and has written owner authorization. Non-resident investor-owned whole-unit rentals don't qualify for this license type. In the Tenth Councilmanic District, only an owner-occupant primary resident may get the license: renters there cannot operate limited lodging at all.

Violations & Fines

Operating as limited lodging without a Limited Lodging Operator License, or by someone who isn't the primary resident, is a licensing violation enforced by the Department of Licenses and Inspections; the unit's license can be denied or pulled and fines follow under the Code's general licensing-violation provisions.

Frequently Asked Questions

Can an investor rent out a Philadelphia condo as an Airbnb without living there?
No. Only a primary resident, an owner with a homestead exclusion, or a qualifying long-term renter with owner permission, can get the Limited Lodging Operator License.
Does a renter need the owner's permission to list a Philadelphia rental as limited lodging?
Yes, written authorization from the owner is required, plus the renter must live there as their main home more than half the year.

Sources & Official References

Other rules in Philadelphia

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All Philadelphia rules

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