The Philadelphia Airbnb License Guide

A building on Rittenhouse Square, one unit of which could be rented out on Airbnb using the Philadelphia Airbnb license.

For those who have been operating an Airbnb or Vrbo in Philly, the new Philadelphia Airbnb license effective April 1st might seem like a bad April Fools’ joke. Alas, City Council isn’t laughing: the city is instituting a new license for “limited lodging,” which means a Philly Airbnb license is now required to legally rent out your space on an app.

Airbnb licenses aren’t new: short-term rentals are often contentious in any city with a sizable tourism economy (be happy we’re not Barcelona!). Whether residents are complaining about noise and litter, city officials want to get some tax dollars, or old-timers are worried about tourists in their neighborhoods, it’s only a matter of time before a city of Philly’s size slaps a permit on Airbnb (or Vrbo) operations. Other towns have required an Airbnb license for years – it’s just new to us in 2022.

The new Philly Airbnb licensing law, which passed in June 2021, requires Airbnb/Vrbo/etc. operators to obtain a “Limited Lodging Operator License” from the Department of Licenses & Inspections (L&I). Now, there have been some laws on the books regarding room and house rentals for a while, so this new law doesn’t change everything about vacation rentals in Philly. Instead, the newly-enacted Philadelphia Airbnb Licensing rules do four important things:

  1. Require all vacation rental properties to be properly zoned
  2. Require all booking apps/businesses to be registered with the City
  3. Require all people who rent out space through Airbnb or another booking app to obtain a Philadelphia Airbnb license or Rental License
  4. Require everyone using Airbnb or Vrbo or whatever to register as a Philly business and pay the City’s existing Hotel Tax

Let’s break these down:

All Properties or Spaces Used as an Airbnb Must Be Properly Zoned

This is part of the regulation that’s been around for a while: even before the Philadelphia Airbnb license was created, it was still illegal to use a unit as an Airbnb if the property wasn’t zoned for that activity.  You must register the use of the place before you start renting it out on Vrbo or or Arbnb.

There are two types of zoning in question:

  • Zoning that allows you to use your own home as a vacation rental
  • Zoning that allows you to use any property you own or rent, even if you don’t live there, as a vacation rental

Zoning that allows you to use your own place as a vacation rental

This is what most people think of when they think of Airbnb: you have a place, and when you’re not there (or maybe if you have a guest room) you use an app to let people stay for a fee. While some jurisdictions refer to these arrangements as short-term rentals (STRs) or vacation rentals, the Philadelphia Code calls this Limited Lodging, which is more fun, because it’s alliterative (like Permit Philly)!

The same ordinance law that created the Philadelphia Airbnb license defines Limited Lodging as “the accessory use of a dwelling unit for temporary rental for occupancy for dwelling, sleeping or lodging.” But what, you ask, does “temporary” mean? The law is happy to help!  It says that for a rental use to count as Limited Lodging, the space can be rented for no more than 30 days at a time.  (There used to also be a rule that you couldn’t rent out the space more than 180 days a year, but that’s been repealed in the new law.)

Now, limited lodging is an accessory use. This means that you can only obtain a zoning permit allowing this use if the property is also zoned for residential dwelling – either as a single-family home, a duplex, or an apartment building of 3+ units (you’d just be renting out a single unit in that case).

There’s another big caveat: in almost everywhere in the city, you can register a place you rent and live in as Limited Lodging and proceed to get a Philadelphia Airbnb license.  However, in the Tenth Councilmanic District (in the far Northeast), the primary resident must also be the owner of the property in order to qualify for use as Limited Lodging and obtain a Limited Lodging Operator License.  No renters allowed to make use of Airbnb in the Tenth!  (We don’t know why; just take it up with Brian O’Neil.  Maybe a renter hurt his feelings.)

So of course, now you’re wondering: what if I want to rent out like four apartments that I don’t live at on Airbnb?  Lucky for you, there is another way!

Zoning that allows you to use any property you own or rent, even if you don’t live there, as a vacation rental

If you want to use a space you don’t live in as an Airbnb, you can, provided you register for use as “Visitor Accommodations.” 

If you’ve heard of this before, you’re thinking: isn’t that a hotel?  And you’re right!  This is the City of Philadelphia’s official zoning language for hotels and motels.  It’s also, as of April 1st 2022, the official zoning language for Airbnbs operated by someone who doesn’t live in the joint.  (It’s possible this part of the law is an acknowledgement that small hotels often use Airbnb to book these days.)

Now, crucially, you do not need the new Philly Airbnb license (the “Limited Lodging Operator” license) if you are renting out a place for under 30 days at a time and do not live there.  Instead, you need a Rental License, and you have to specify that you are renting your space as a hotel.

This probably seems like a great deal, but remember: visitor accommodation is not an accessory use, and visitor accommodation is not allowed everywhere in the City.  That means you have to either accept limits on where you can operate your Airbnb empire, or you can try for a variance and face potentially uncooperative neighbors.  This is the trade-off under the new law: you don’t need the new license to operate a hotel-like Airbnb, but you do need proper zoning permits, which can be difficult to acquire – and then after all that, you need a rental license.

(If you need a variance or are not sure what uses are allowed at your property, contact Permit Philly!)

All Rental Apps Must be Registered with the City of Philadelphia

This is the rule that probably has the least effect on most people. This is the responsibility of Airbnb and Vrbo corporate: they are required to be registered with the City and to pay operating fees to work in Philly. This license is called a – deep breath – “Limited Lodging and Hotels Booking Agent License.” It basically means that your vacation rental company has to pay to let others play in Philadelphia.

The major thing that you, the operator of an Airbnb, have to do, is make sure you only use established, registered businesses to book stays for travelers. When a new app pops on the market – or if you and your friends want to launch your own – make sure it’s registered with Licenses and Inspections, or you’ll be shut down and fined for letting people book your room through it.

As for Airbnb and their competitors: they have to pay up!  The initial fee for a Limited Lodging and Hotels Booking Agent License is $7,000 with an annual renewal fee of $5,000.

All Airbnb or Vrbo Hosts Must Obtain either a Philly Airbnb License or a Rental License as a Hotel

Again, the official name for the new Airbnb license is the “Limited Lodging Operator License.”  (Because, you know, it’s for officially-zoned Limited Lodging.)  And again, if you are renting out a place you don’t live in, you have to register your property for Visitor Accommodations but you don’t need this new Airbnb license.  Instead, you need the existing Philadelphia Rental License (and make sure that you note that you’re a hotel in the application).

So for the Limited Lodging people (those who Airbnb their own residence), get ready to submit the following in application for a Limited Lodging Operator License:

  • Limited Lodging Operator License fee of $150 (paid every year you operate)
  • Ownership Information:
    • New owners must submit a recorded deed or settlement sheet as proof of ownership if the property was recently sold
    • If that owner is a company, you have to provide the name and address of an individual with more than 49% ownership interest in the property or the two individuals with the largest interest
    • Tenants must provide a copy of their lease agreement
  • Proof that your property complies with lead safety certification requirements
  • For large homes (specifically, over 5 bedrooms), a Certificate of Occupancy is required

The Limited Lodging Operator License also requires operators to maintain the following records for a period of one year: 

  • Proof that the property remained a primary residence during the time it was rented out
  • The dates the home was rented to short-term guests
  • The total number of guests

The person running their home Airbnb or Vrbo must also make sure their guests know the following rules, mandated by the new law:  

  • Guests can’t check in or out before 8 a.m. or after midnight
  • Guests have to keep up with trash disposal, and the owner of the Airbnb has to provide trash collection bins
  • Excessive noise is prohibited and can be penalized with fines (and “excessive noise” is real vague, so make sure your neighbors are cool!)
  • Renters must be provided with contact information for the owner or the owner’s representative. (This means that if you run a dangerous Airbnb out of your apartment, you can expect your landlord to hear about it.)

Okay, got all that?  There’s more!  The short-term rental also has to comply with basic rules found elsewhere in the Philadelphia Code, like making sure smoke alarms are installed and that no more than three unrelated people rent the home being used as an Airbnb.  The property owners or renters hosting the Airbnb/Vrbo/whatever also can’t add signs to the property or refit it as a hotel.  The license is just for people who want to let people pay to stay in their room for a bit, not people who want to start a small hotel chain.

Once you have everything together, you can submit the Airbnb (Limited Lodging Operator) license through the regular channels: in person at the Municipal Services Building or through eCLIPSE, the City’s online permitting system.

Now for the Visitor Accommodation crowd (those who do not live at the property they’re renting out on Airbnb): you need to have many of the same documents outlined above, like…

  • Ownership information
  • Proof that you comply with lead safety regulations
  • Proof of proper zoning

Additionally, you need a Rental License, which requires:

If that seems too easy, don’t worry!  The City needs its cut of operations, too:

Every Person or Company Using Airbnb, Vrbo, etc. Must Register as a Philadelphia Business and Pay the City’s Hotel Tax (and Other Fun Taxes!)

Whether you need the new Limited Lodging Operator License or a Rental License (as a hotel) to operate your Airbnb, you need to pay taxes on your business.  This means you need to have a Commercial Activity License and a Philadelphia Tax ID on file with the City of Philadelphia.  You’ll be paying the Net Profits Tax, the Business Income and Receipts tax, and – if you have employees – the notorious Wage Tax.

It also means that in addition to paying your taxes as a business operator in Philly like any other business, you also have to pay the City’s 8.5% Hotel Tax on any fees your guests pay to you.

If you are using Airbnb, this will be taken care of by the app itself: the fees will be automatically added to whatever you charge.  However, for any other apps – or if you want to try to book some rooms without Airbnb – you’ll want to make sure that this fee is collected.  Check out the Hotel Tax reference page on the City’s website for more information.

If You Still Have Questions about the Airbnb License…

If you have an Airbnb, would like to start renting a place, or are curious about the related permits, please give us a call at (267)744-4200 or send us a message at  We can get your Philly Airbnb license and get you booking guests in no time.

Top 5 Changes to the Philadelphia Permitting Process for 2021

A street in late afternoon in Southwest Center City Philadelphia | Top 5 Changes to the Philadelphia Permitting Process in 2021

Happy New Year from Permit Philly! We don’t want to shock you, but we have something terrible to report: 2020 was a bad year. I’m sorry you had to hear it from us. But bad years aren’t the same as unimportant years, and in 2020 there were a lot of important changes to the Philadelphia permit process that will affect development in 2021. Here are the most important: the top 5 changes to the Philadelphia permitting process for 2021.

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Outdoor Seating Permits for Restaurants During Coronavirus Restrictions

Outdoor Seating Permit Philadelphia

NOTE: This post was initially written in June 2020. It has since been updated to reflect changes in Philadelphia’s rules for outdoor dining.

The biggest moments in life sear our memories: weddings, holidays, cross-country moves. In much the same way I’ll remember my first kiss, I’ll always mark June 11, 2020, as the first time Licenses and Inspections in made a permit easier to get. Because on that day, L&I announced that they will allow restaurants to apply for outdoor seating permits in Philadelphia – and review those applications in three days.

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Coronavirus and Philadelphia Permits (Update)

Coronavirus in Philadelphia (Update)

Greetings from Permit Philly’s top secret quarantine lair! We are furiously washing our hands and really getting deep into Netflix’s recommended list of Intense Movies Featuring a Strong Female Lead. (It’s mostly Salt. Don’t judge.) We hope you and yours are safe, but also hope we can use some of this newly free time to let you know what’s happening to Philadelphia permits during the COVID-19 shutdown. [UPDATE: Construction is legal again as of May 1st; however, there are a lot of limitations on the sort of construction that can continue. Notably, only permits issued on or before March 20 allow construction for now. Review Philadelphia’s guide to restarting construction right here. You can also read the Governor’s order for reopening construction sites. Philly city offices are still closed, so read on for an explanation of how permits are being processed during the closure.]

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Philadelphia Permits and Coronavirus: The Basics

NOTE: This post was written on Tuesday, March 17th before Governor Tom Wolf shut down all construction in Pennsylvania on March 19th, and before construction was allowed to resume in May 2020. If you’re looking for the current state of the COVID-19 shutdown in Philly, as it relates to permits and construction, please see this article.

Hey Philly! Quite a week we’re having. On Friday, March 12th, the City’s permit center closed for the installation of a new software system. On Monday, March 16th, the City shut down all of its own non-essential functions and shuttered non-essential businesses due to the COVID-19 pandemic. The permit center in the Municipal Services Building and the district offices are closed to the public till at least the 27th. Despite all this, remote work and construction are both exempted from this order, [UPDATE: this order was issued before the statewide shutdown of construction sites] so we can still process Philadelphia permits during coronavirus!

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Philadelphia Permits Go Online!

Philadelphia Permits Go Online!

This was written shortly before L&I closed its permit center and review boards on March 16th, 2020 due to the coronavirus outbreak. For an update on this situation and other permit regulations, please see our blog here.

If you’ve read this blog, you might have marveled at the complexity of Philadelphia permits. Maybe not the way that you might marvel at a sunrise, but definitely the way you gawk at a the 76 interchange with the Vine Street Expressway at rush hour: there’s a lot happening, very slowly, in a creaky system designed decades ago, and everyone involved is a little testy. And even though there’s always renovation, big problems in the system are never solved. In the Philly permit system, one of the glaring problems is that you can’t submit applications online. But that’s changing: finally, after literal years of delay and false starts (this really is like highway construction, now that I think about it), Philadelphia permits are going online.

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Four Things to Know About the Building Code Changes in Philly

If you hang out with developers and architects in Philly, you’ll probably pick up their vibe these days: severe stress.  Why?  Because on April 1st, we get a slew of official changes to the Philadelphia building codes.  Yep, the city of Philadelphia will switch over to the 2018 International Building Code for non-residential construction, and the 2015 International Residential Code for residential construction.  All new zoning permit and building permit applications will be reviewed under the standards of the 2018 IBC and 2015 IRC.  This is probably going to be a mess: plans drawn up under the previous code regime are still under review, and architects and developers may have drafted plans for work under the old codes – only to find that, as of April 1, those plans aren’t up to date.

But it doesn’t have to be a catastrophe!  Prepare now for the changes to the Philadelphia building codes, and it’ll go off without a hitch.  These are the four things you need to know about the upcoming changes to the building code.  (Exclamation points for appropriate dramatic effect.)

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Top Five Things to Know About Philly Permits in 2019

Top Five Things to Know About Philly Permits in 2019

Happy New Year!  Permit Philly hopes everyone has recovered from the Mummer apocalypse and a month of eggnog.  Since we have a brand-new year on our hands, I thought it would be a good idea to review what’s changed in Philadelphia permits over the last year, and explain how the changes affect you.  So here are the top five things to know about Philly permits in 2019.

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Philadelphia Code Violation

This scaffolding is a Philadelphia code violation without the proper permits.

Contractors fear them.  Old real estate brokers shiver at their mention.  Property owners try to pretend they don’t exist, though those property owners also feel a chill in their spines.  In much the same way Old Nan warned Bran of the White Walkers, experienced Philadelphia developers and homeowners warn newcomers of that greatest of terrors:  a Philadelphia Code violation.

When Philly’s Department of Licenses and Inspections finds a property illegally used or under unlawful construction – think building a house without a permit, or opening a restaurant without a food license – L&I issues a “notice of violation and order.”  This notice should, according to the Code, be a written document which tells the owner of the property the nature of the Philadelphia Code violation, what can be done to address the violation, and how long the owner has to fix the problem.

These things are terrifying: if L&I decides that the owner isn’t complying with the Philadelphia Code violation notice, L&I can shut down operations at the property.  It can also take the owner or operator responsible to court to force them to address the problem or shut down the project.  And to be clear, this includes businesses that are already up and running: the Philadelphia Code says specifically that “the premises shall be vacated of all employees, patrons and occupants” once a Cease Operations Order is in effect.

If you want to argue your case in court, or parse exactly what counts as a violation, you will need a lawyer – and Permit Philly is happy to recommend some!  But if you want to just comply with the City’s order and get it over with, here’s how to make sense of a Philadelphia Code violation on your property – and the steps to clear it up.

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