Philadelphia rental license requirements

This page is a simple, plain-language explanation of how Philadelphia's residential rental licensing rules generally work. It does not replace official guidance from the City and is not legal advice, but it can help you understand what to expect before you start.

Who needs a Philadelphia rental license?

In general, a license is required when:

• You rent out dwelling, rooming, or sleeping units in Philadelphia, and
• The property is not exempt (limited exemptions exist, e.g., certain owner-occupied scenarios).

Important: The Philadelphia Rental License is issued by the Department of Licenses and Inspections (L&I) and is non-transferable. If ownership changes, a new license must be obtained.

Common examples

If you are unsure whether your property requires a license or qualifies for an exemption, we can help you check that. The City of Philadelphia has the final say on borderline cases.

Key "gatekeepers" for approval

Philadelphia's L&I materials summarize the practical checklist that most often determines whether the application can be filed and approved:

Special considerations

Lead certification

Lead documentation is a major gatekeeper for both licensing and leasing in Philadelphia. For pre-1978 properties, lead-safe or lead-free certification is typically required (with exemptions like post-1978 construction and certain housing types). Treat it as non-optional for many units.

Certificate of Rental Suitability

Owners must provide a Certificate of Rental Suitability to tenants before move-in. It's free, obtained through eCLIPSE, and must be issued no more than 60 days prior to the start of the tenancy. The certificate requires that licensing/violations are in good standing.

Exemptions

Rental license exemptions exist in limited cases (e.g., certain owner/family occupancy situations; affidavit of non-rental may be involved). Lead law exemptions commonly include properties built after 1978 and certain housing categories.

Documents you'll need

Typical documentation requested during the process may include:

• Proof of ownership (deed, settlement statement, recorded ownership record)
• Philadelphia tax account confirmation and compliance evidence
• Commercial Activity License (CAL) or Activity License Number
• Lead-safe or lead-free certification, or exemption documentation
• Proof of legal occupancy (Certificate of Occupancy or occupancy approval evidence)
• Managing agent identification (if owner doesn't live locally)
• Affidavit of non-rental (if applicable for exemptions)

How we fit into this process

Our role is to make this easier for owners by:

• Confirming that your property appears to fall under Philadelphia's rental license rules and checking for exemptions
• Setting up and verifying Philadelphia tax account compliance
• Obtaining CAL or Activity License Number before filing
• Coordinating lead certification or exemption documentation
• Checking violation status and helping resolve blockers
• Submitting the application through L&I's eCLIPSE portal and handling follow-up questions
• Tracking renewals and helping with Certificate of Rental Suitability workflow