Philadelphia caps Limited Lodging Operator (whole-home, non-host-occupied) STRs at 90 nights per calendar year. Host-occupied Limited Lodging has no night cap. Visitor Accommodations in CMX zones have no cap.
Phila. Code §9-3802 distinguishes three tiers: Limited Lodging (host present, no cap), Limited Lodging Operator (whole-home, 90-night annual cap), and Visitor Accommodation (commercial, no cap but zoning-restricted). The 90-night cap for whole-home rentals is intended to prevent full-time absentee STR conversion of housing stock. Platforms are required to enforce night counting and block bookings that would exceed the cap.
Exceeding 90-night cap: 2000 dollars per excess night and license revocation.
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