Philadelphia, PA Short-Term Rentals: Permit Requirements (2026)

Under Philadelphia Code 14-604(13), 'Limited lodging is the accessory use of a dwelling unit for temporary rental for occupancy for dwelling, sleeping or lodging,' and two categories are recognized: 'Limited lodging, Short Term' (visitor accommodations for fewer than 91 days per year, with no single visitor stay over 30 consecutive days, requiring no use permit) and 'Limited Lodging Home' (conducted by the primary resident for more than 90 days per year, capped at 180 days, requiring a use permit). The City began regulating short-term rentals in 2015 (Bill No. 150441-A) and tightened licensing in 2021 via Bill No. 210081, which requires that for a booking agent to advertise a unit, the operator must hold a valid L&I license. The official L&I FAQ (PZ_003, Rev. 9/2025) states: 'A unit cannot be offered as a short-term rental (less than 30 days) without obtaining the necessary permits and licenses,' and 'A zoning permit is required to offer a unit for rent as a short-term rental for any amount of time.' Which approvals apply turns on whether a 'primary resident' lives in the unit. The code defines a primary resident as either the owner who is entitled to a homestead exemption, or a renter who lives in the unit as their primary domicile for more than half the year and is authorized in writing by the owner. If a primary resident is present, the rental is Limited Lodging and the host must obtain a zoning permit for Limited Lodging plus a Limited Lodging Operator License; the operator must reside in the unit for more than half the year (or, in the 10th Councilmanic District, must own the property), use only a licensed booking agent, display the license number in advertisements, and pass an L&I inspection. If no primary resident lives in the unit, the rental is a Visitor Accommodation (a commercial use under 14-601(7)(n)) that requires a Visitor Accommodations zoning permit and a Hotel-designated Rental License, and is only permitted by-right in certain commercial and mixed-use districts. A free Commercial Activity License or Activity License Number is a prerequisite to applying, and the license must be renewed annually.