Service overview
If you plan to rent your primary residence or a room in it for 30 consecutive days or less, you need a Limited Lodging Operator License. This is one of the requirements to rent your property short-term.
This license is issued by the Department of Licenses and Inspections (L&I).
Related licenses
To rent housing units or properties for more than 30 consecutive days, you need a Rental License.
To make reservations or collect payment for hotel accommodations or on behalf of a limited lodging operator, you need a Limited Lodging and Hotels Booking Agent License.
Who
Property owners and eligible tenants can apply for this license.
If you are a primary resident of a property in the Tenth Council District, you must also be the owner of the property to get this license.
In all other council districts, you may be eligible for this license if you rent your home.
Requirements
Other licenses and registrations
Ownership information
Only an owner or tenant living in the property as their primary residence is eligible. Owners must provide proof of residency in the form of a PA or Municipal identification card.
- New owners: Provide proof of ownership through a recorded deed or a settlement sheet (must be signed by both buyer and seller). L&I will not accept an agreement of sale or a receipt of sheriff’s sale.
- Eligible tenants: Provide a copy of an active lease agreement.
Your license will be issued to the legal entity listed on the Commercial Activity License and your Philadelphia Tax Account. Any trade name or “Doing Business As” (DBA) must also be listed on your Commercial Activity License.
Lead safety certification
- Owners must certify that they are following rules related to lead safety.
- The property must be certified as lead-free or lead-safe by the Department of Public Health.
Zoning Permit
The property must be zoned for limited lodging. You must include a Zoning Permit with your application.
Tax and code compliance
- You must be current on all City of Philadelphia taxes.
- You must not have any outstanding L&I property violations.
Inspection
To get this license, you need to schedule and pass a virtual inspection with L&I. You also need to get an inspection to renew this license.
Cost
A non-refundable application fee of $20 is applied toward the license fee. The balance of the license fee is due once your application is approved and you pass a virtual inspection.
If you renew your license more than 60 days after the due date, you will be charged 1.5% of the license fee for each month since the license expired. The renewal fee is due up front when you apply to renew your license.
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Where and when
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Apply for a license
You can apply for this license online using eCLIPSE or in person at the Permit and License Center. After your license application is approved, you still need to pass a virtual inspection.
- Online: Upload all documents to eCLIPSE. Applications are reviewed within five business days.
- In-person: Bring all documents to the Permit and License Center. L&I can review most applications while you wait.
L&I will either accept your application or request more information.
The confirmation email will include instructions on scheduling a virtual inspection of the property.
If your application isn’t approved, you will receive an email stating what is missing or required.
Get a virtual inspection
You need to pass a virtual inspection before L&I can issue this license. You also need to get a virtual inspection to complete the process of renewing your license.
Inspections are conducted virtually as long as you meet certain requirements. Review the online form to see if you’re eligible. If you don’t meet the requirements, you’ll need to get an on-site inspection.
Schedule the virtual inspection through the online form or call 311. Call (215) 686-8686 if you are outside Philadelphia. If you don’t qualify for a virtual inspection, call (215) 686-4156 or (215) 683-0589 to schedule an on-site inspection.
You must allow at least 10 business days for the inspection.
If no inspection is scheduled within 60 days of approval notice, the application will be cancelled.
For more details, see the virtual inspections information sheet.
If you fail the inspection, you must correct the issues within 60 days. Then, contact your district office or call the Department of Licenses and Inspections at (215) 686-4156 or (215) 683-0589 to request a re-inspection.
For new licenses, the license will be issued once you make the final payment. You can submit the final payment:
- In-person at the Permit and License Center.
- Online using eCLIPSE.
Your license will be issued and available to download through your eCLIPSE account.
Renewal requirements
This license must be renewed annually. You can renew online using eCLIPSE or in person at the Permit and License Center.
To renew, you must:
- Provide proof of residency.
- New owners must provide proof of ownership.
- Tenants must provide a copy of a valid lease agreement.
- Be up to date on all City of Philadelphia taxes.
- Not having any outstanding L&I property violations.
- Follow rules related to lead safety.
- Pay the renewal fee, then schedule and pass a virtual inspection.