Philadelphia, PA Short-Term Rentals: Primary-Residence-Only Rule (2026)

The Department of Licenses and Inspections requires a Limited Lodging Operator License before anyone can rent out a residential dwelling as limited lodging (Philadelphia's term for Airbnb-style short-term rental), and operating outside the standards in § 14-604(13) is itself a violation of Chapter 9-3900. Section 9-3909(2) restricts who can hold that license: only a primary resident of the unit qualifies. In the Tenth Councilmanic District, the rule tightens further: only a primary resident who is also the owner may obtain the license, and a renter in that district is barred from operating limited lodging entirely, closing off the citywide path that otherwise lets tenant-residents list their own unit.

Section 9-3909(3) exempts limited lodging licenses from the general application-and-issuance procedure in § 9-3901(2), routing applicants instead through the Department's own form. To obtain the license under § 9-3909(4), the applicant must hold a valid Commercial Activity License, have no outstanding Title 4 violation notices on the property (unless an appeal is pending and the Department has been notified), confirm authority to operate the property including zoning compliance, disclose beneficial owners holding more than 49% equity if the owner isn't a natural person or public company, and satisfy Chapter 6-800 lead paint safety requirements as the Health Department may set by regulation.

No unit may be listed except through a licensed Booking Agent under § 9-3910, and before listing, the operator must give the agent proof of an active Limited Lodging Operator License. The license number must appear conspicuously in all advertising. Operators must also notify the property owner (if the licensee rents), other unit residents in the building, and other unit owners in the building, PUD or co-op, within 30 days of licensing or 7 business days before first listing with a booking agent.