State Airbnb laws2026 35 sources cited

Pennsylvania Short-Term Rental Laws & Hotel Tax by County (2026)

Short-term rentals are legal in Pennsylvania with no state license; each municipality sets zoning and permits, and stays under 30 days owe 6% state hotel tax plus a county tax of up to 8.5%, which Airbnb collects.3,7,9,11,12,18,24,27,30,33

Source: AirROI Reviewed by , Founder @ AirROI Rules checked

From 34 official sources and 1 Airbnb help page. Not legal advice.

The short answer

Pennsylvania Airbnb Laws in Brief

  • No statewide license or ban: permits, zoning and safety rules come from each city, borough and township.
  • Hotel tax: 6% state tax on stays under 30 days plus a county tax of 0% to 8.5%, for 14% in Pittsburgh and 15.5% in Philadelphia.
  • Local licenses cost $150 a year in Philadelphia and $450 in State College, which also caps rentals at 120 days a year.
  • Fines reach $1,000 a day in townships such as Coolbaugh, and Philadelphia fines $2,000 for each unfiled monthly hotel tax return.

At a glance

Pennsylvania Short-Term Rental Laws at a Glance

State license required
Yes
Tax on a stay
9%–15.5%
Next rule change
Aug 31, 2027

The laws in brief

The rules a Pennsylvania host meets first, each linked to the ordinance, statute or official page it comes from. Details and exceptions follow below.

Pennsylvania Short-Term Rental Laws at a Glance
TopicRule
PermitNo statewide license12
Who can hostPhiladelphia: primary residents only18,19
WhereLocal zoning can bar transient rentals12
Night capState College: 120 rental days a year8
GuestsPhiladelphia: three unrelated occupants at most19
Listing displayPhiladelphia: license number in every ad3
PlatformsBooking platforms collect the state tax11,35
SafetyPhiladelphia: smoke and carbon monoxide alarms19
InsuranceCoolbaugh Township: $500,000 liability insurance6

Your home

Can You Host an Airbnb in Pennsylvania? It Depends on the Home

Whether you can host in Pennsylvania turns on whose home it is and whether you live there.

Your own home, rented whole while you're away

Allowed with conditions

Allowed where the municipality licenses it: Philadelphia issues a Limited Lodging Operator License for a primary residence, State College caps rentals at 120 days a year, and Coolbaugh and Tobyhanna Townships require an annual permit. Check the zoning district first, because a municipality can bar purely transient use.6,7,8,12,18

A room in your home with you present

Allowed with conditions

Philadelphia's Limited Lodging Operator License covers renting a room in a primary residence, and State College licenses rentals in a primary residence. The 6% state hotel tax and any county tax still apply to stays under 30 days.8,10,18

A second home or investment property you don't live in

Allowed with conditions

Depends on the municipality. Philadelphia requires a rental license with a hotel designation and visitor-accommodation zoning, State College requires a primary residence, and Pocono townships such as Coolbaugh license rentals in listed districts. A township may also exclude transient rentals from residential districts.6,8,12,19

A rented home or apartment (tenant hosting)

Allowed with conditions

A Philadelphia tenant needs the owner's signed authorization and an active rental license; in State College the license holder must be the owner, not a lessee.8,18

A home in an HOA or planned community

Allowed with conditions

A township permit does not override community covenants. Coolbaugh Township states its chapter does not excuse compliance with the declarations or covenants of a planned community, Tobyhanna Township requires written notice to the HOA, and Penn Forest Township leaves HOA approval to the owner.6,7,30

Permit

Do You Need a License for Airbnb in Pennsylvania?

Yes. Pennsylvania hosts need the Local short-term rental license or permit from city, borough or township, for example the Philadelphia Department of Licenses and Inspections or the State College Borough Planning Department. It costs $150.3,7,9,11,12,18,24,27,30,33

Who needs it
Hosts in municipalities that license short-term rentals, including Philadelphia, State College, Erie and Coolbaugh, Tobyhanna and Penn Forest Townships. Pennsylvania has no state license, but a host who takes bookings outside a platform that remits the hotel tax also needs a Pennsylvania Sales, Use, and Hotel Occupancy Tax license.3,7,9,11,12,18,24,27,30,33
Issued by
The city, borough or township, for example the Philadelphia Department of Licenses and Inspections or the State College Borough Planning Department
Valid for
Local licenses run one year and are renewed annually, usually with an inspection: Philadelphia, State College, Coolbaugh, Tobyhanna, Penn Forest and Erie all work this way.
Processing
Philadelphia reviews online applications within five business days, then schedules a virtual inspection with at least 10 business days' notice.
On listings
The number must appear on every listing
Platform checks
Philadelphia lets operators list only through a licensed booking agent and requires the license number in all advertising, and Tobyhanna Township requires the permit number in the platform's listing field. Pennsylvania has no statewide platform verification.

Fees

Fees
FeeAmount
Philadelphia Limited Lodging Operator LicenseLicense fee, with a non-refundable $20 application fee credited toward it; the renewal fee is also $150.$150
State College Short-Term Rental LicenseDue at application and at each renewal; a Centre Region rental housing permit is required first.$450
Coolbaugh Township initial licenseFirst-year application fee; renewal is $150 a year and a re-inspection costs $40.$200
Erie short-term rental registration and licenseApplies when paid on or before May 15; $130 from May 16 to June 30 and $160 after June 30.$80
Penn Forest Township zoning permitNew registrations only, plus an annual inspection fee of $100 and $25 per bedroom.$150
Pittsburgh rental registrationPer rental unit, plus inspection fees; the program is voluntary until further notice.$16

Who qualifies

  • Philadelphia: primary residence only, held by the owner or by a tenant with the owner's written authorization; other homes need a rental license with a hotel designation
  • State College: primary residence of an owner or tenant living there at least eight months a year; 120 rental days a year
  • Coolbaugh Township: allowed only in the R-1, R-2, R-3, W-C and C-3 zoning districts
  • Erie: annual rental registration and a rental license with a yearly inspection and $500,000 of insurance
  • Zoning: a municipality may exclude purely transient rentals from residential districts

How to apply

  1. Confirm in the municipal zoning ordinance that short-term rental is allowed at the address; some residential districts exclude purely transient use.
  2. Apply to the municipality, for example through Philadelphia's eCLIPSE portal or State College's Rentalscape portal, with proof of residency or ownership, insurance and any required tax certificates.
  3. Pass the inspection, then publish the license or permit number in each listing where the ordinance requires it.
  4. Register with the Pennsylvania Department of Revenue at mypath.pa.gov unless every booking goes through a platform that remits the hotel tax, and register with the county treasurer where the county requires it.

Permit rules

No statewide license
Pennsylvania has no statewide short-term rental license, registry or night cap. Rules are a patchwork of county and municipal zoning ordinances and regulations, so the municipality where the home stands decides.12
Booking platforms collect the state tax
Since January 22, 2019, a booking agent such as Airbnb must charge, collect and remit hotel occupancy tax, including on its own accommodation fee, for stays at Pennsylvania properties.11,35 In force since January 22, 2019
Philadelphia: Limited Lodging Operator License
Renting a primary residence or a room in it for 30 consecutive days or less in Philadelphia requires a Limited Lodging Operator License from the Department of Licenses and Inspections, plus a Commercial Activity License and a zoning permit.3,18,19 Applies to: Philadelphia · In force since April 1, 2022
Philadelphia: license number in every ad
Philadelphia operators must show the license number in all advertising and may list a dwelling only through a licensed booking agent.3 Applies to: Philadelphia · In force since April 1, 2022
State College: license number in advertisements
A State College license number must appear in every print, digital or internet advertisement and listing for the rental.8 Applies to: State College
Tobyhanna Township: annual permit
Tobyhanna Township requires an annual short-term rental permit, issued only to the property owner, with a separate permit for each dwelling unit.7,28 Applies to: Tobyhanna Township · In force since March 1, 2023
Tobyhanna Township: permit number on the listing
Tobyhanna Township owners must post the permit number in the platform's designated field or, if there is none, in the property description.7 Applies to: Tobyhanna Township
Penn Forest Township: annual license registration
Penn Forest Township requires an annual short-term rental license registration, valid one year from approval, a one-time zoning permit and an annual inspection.30 Applies to: Penn Forest Township
Erie: rental license with yearly inspection
Every residential rental unit in the City of Erie, short-term rentals included, needs a rental license; short-term rental licenses run one year and are inspected annually.9 Applies to: Erie · In force since May 17, 2023
Pittsburgh: rental registry not yet enforced
Pittsburgh's Residential Housing Rental Permit Program, which covers owner short-term homestays, launched on December 19, 2024 but remains voluntary until further notice, with no penalties sought.5,24 Applies to: Pittsburgh · In force since December 19, 2024

Who can host

What Pennsylvania Cities and Counties Can and Can't Regulate

Local zoning can bar transient rentals
Under the 2019 Pennsylvania Supreme Court ruling in Slice of Life v. Hamilton Township, a municipality may prohibit purely transient uses such as short-term rentals in residential districts, so a host first confirms the address is in a district that allows them.12 In force since April 26, 2019
A single-family home needs an express zoning permission
Following Slice of Life, the Commonwealth Court held in 2024 that a zoning ordinance must explicitly permit short-term rental use of a single-family dwelling.12
Philadelphia: primary residents only
The limited lodging license in Philadelphia is open only to an owner or tenant who lives in the home as a primary residence; a property with no primary resident needs a rental license with a hotel designation and visitor-accommodation zoning.18,19 Applies to: Philadelphia
State College: primary residence
State College requires that the home be the primary residence of the owner or a tenant, who lives in the dwelling at least eight months a year; the license holder cannot be a lessee of the owner.8 Applies to: State College
Coolbaugh Township: five zoning districts
Coolbaugh Township allows short-term rentals only in the R-1, R-2, R-3, W-C and C-3 zoning districts.6 Applies to: Coolbaugh Township

Local rules

Local Rules in Pennsylvania's 7 Largest Airbnb Markets

A state license doesn't replace local rules. Cities and counties still set registration, occupancy, parking and safety requirements. These are Pennsylvania's largest markets by active Airbnb listings, with the share of each market's listings that display a registration or license number.

The largest markets and how each registers rentals
MarketLocal registration
Philadelphia Philadelphia CountyRequired
Pittsburgh Allegheny CountyNone
Coolbaugh Township Monroe CountyRequired
Tobyhanna Township Monroe CountyRequired
Penn Forest Township Carbon CountyRequired
State College Centre CountyRequired
Erie Erie CountyRequired

  1. 1. Philadelphia

    Philadelphia County

    Philadelphia licenses short-term rentals of a primary residence as limited lodging. The host needs a Limited Lodging Operator License ($150 a year), a Commercial Activity License and a zoning permit, and must list through a licensed booking agent. Guests pay 15.5% in hotel taxes: 6% state, 1% local and 8.5% city.3,18,19,20,21

    • Limited Lodging Operator License from L&I: $150, with a $20 application fee credited toward it, renewed annually
    • Primary residence only; other homes need a rental license with a hotel designation and visitor-accommodation zoning
    • No more than three unrelated occupants; smoke alarms and carbon monoxide alarms required
    • License number shown in every ad; listing only through a licensed booking agent

  2. 2. Pittsburgh

    Allegheny County

    Pittsburgh's rental permit program treats owner short-term homestays as rental units ($16 registration plus inspection fees), but the city says compliance stays voluntary until further notice and it seeks no penalties. A zoning amendment to add a short-term rental use (Council Bill 2026-0009) was set for a Planning Commission hearing on September 8, 2026. Guests pay 14% in hotel taxes, including Allegheny County's 7%.5,12,24,25,26

    • Rental permit program launched December 19, 2024; compliance voluntary until further notice
    • Program fees: $16 registration plus per-unit inspection fees
    • Allegheny County hotel tax 7%; every operator registers with the county Special Tax Division even when Airbnb remits
    • Proposed zoning text amendment (Council Bill 2026-0009) would add short-term rental to the primary and accessory use rules

  3. 3. Coolbaugh Township

    Monroe County

    Coolbaugh Township allows short-term rentals only in the R-1, R-2, R-3, W-C and C-3 zoning districts and requires an annual license ($200 the first year, $150 to renew) with an inspection at each renewal. Owners need $500,000 of liability insurance and a Monroe County hotel tax certificate, and fines reach $1,000 a day.6,27,29

    • License required before renting; renewed and inspected every year, not transferable
    • Allowed only in R-1, R-2, R-3, W-C and C-3 districts
    • Overnight occupancy at most two persons per bedroom plus four, never more than 14
    • 24-hour contact person who can reach the property within two hours

  4. 4. Tobyhanna Township

    Monroe County

    Tobyhanna Township requires an annual short-term rental permit issued only to the property owner; the ordinance was adopted June 28, 2022 and permits were due by March 1, 2023. Applications include a Monroe County hotel excise tax certificate, a Pennsylvania sales and use tax certificate, $500,000 of liability insurance and, without public sewer, a septic evaluation.7,28,29

    • Annual permit, one per dwelling unit, issued only to the owner
    • Permit number posted in the platform's listing field or the property description
    • $500,000 general liability insurance; smoke detectors, carbon monoxide detectors and a kitchen fire extinguisher
    • Monroe County hotel tax certificate (3% county tax) and Pennsylvania sales tax permit required

  5. 5. Penn Forest Township

    Carbon County

    Penn Forest Township requires an annual short-term rental license registration, a one-time $150 zoning permit and an annual inspection costing $100 plus $25 per bedroom. Overnight occupancy averages two people per bedroom plus four, and Carbon County's 3% room rental excise tax applies.30,31

    • Annual license registration, valid one year from approval, filed through the township portal
    • One-time zoning permit application: $150
    • Annual inspection: $100 plus $25 per bedroom
    • Septic tank pumped every three years; one parking space per bedroom

  6. 6. State College

    Centre County

    State College Borough requires an annual short-term rental license ($450) for rentals under 30 days and limits use to 120 days a year. The home must be the primary residence of an owner or tenant who lives there at least eight months a year, and fines run $300 to $1,000.8,32,33

    • License $450 a year; a Centre Region rental housing permit is required first
    • Maximum 120 rental days a year and nine bedrooms
    • One off-street parking space per bedroom rented; $100,000 liability insurance
    • License number in every advertisement; activity log kept for 12 months

  7. 7. Erie

    Erie County

    The City of Erie requires every rental, short-term rentals included, to hold a rental license, and short-term rentals are inspected every year and must carry $500,000 of liability, hazard and casualty insurance. The registration fee is $80 when paid by May 15, rising to $130 by June 30 and $160 after, and Erie County adds a 7% hotel room tax.9,34

    • Rental registration each year and a rental license with a one-year term
    • Annual inspection; extra inspections $65 each
    • $500,000 liability, hazard and casualty insurance per unit
    • Fine of at least $1,000 per unit for each month a license lapses

Taxes

Pennsylvania Short-Term Rental Taxes

The 6% state hotel occupancy tax applies to every stay under 30 days; the county hotel tax adds 0% to 8.5% on top, which makes 14% in Pittsburgh (Allegheny County) and 15.5% in Philadelphia.

Pennsylvania Short-Term Rental Taxes
TaxRateCollected by
Pennsylvania hotel occupancy tax 6% of the rent, including cleaning and guest fees, on stays under 30 days6%10,35Airbnb
Local hotel occupancy tax collected by the state (Philadelphia and Allegheny counties) 1% on the state tax base in Philadelphia and Allegheny counties only1%10,35Airbnb
County hotel room rental tax Set by each county: none in Perry and Fulton, 3% in Monroe and Carbon, 5% in most others, 7% in Allegheny, Erie and Lackawanna—1,12,35Airbnb
Philadelphia Hotel Room Rental Tax 8.5% of the total amount paid by the guest8.5%20,23,35Airbnb
Total on a stay 9%–15.5% · All by Airbnb

The county's share varies: the county table below has the rate for all 22 counties, and which ones Airbnb collects.

What the host still handles

  • A Pennsylvania Sales, Use, and Hotel Occupancy Tax license through myPATH, for any booking made outside a platform that collects and remits the tax
  • The county treasurer's hotel tax account where the county requires it (Allegheny County requires every short-term rental operator to register, even when Airbnb remits the tax)
  • In Philadelphia, a Commercial Activity License and a City tax account for the monthly Hotel Tax return when the platform does not remit it
  • A Monroe County hotel excise tax certificate, which Coolbaugh and Tobyhanna Townships require with a permit application, and a Pennsylvania sales and use tax certificate, which Tobyhanna Township also requires1,10,11,12,20,21,26,35

Counties

Pennsylvania Hotel Tax by County (2026 Rates)

A stay in Pennsylvania carries the state rate plus the county's discretionary sales surtax and its local option taxes, such as the tourist development tax. Across the 22 counties the total runs from 9% to 15.5%.

Airbnb collects the state tax and surtax on every booking. It also collects the county's local taxes in 22 counties.

Pennsylvania Hotel Tax by County (2026 Rates)
CountyTotal on a stayLocal taxesSurtax
Allegheny County hotel room rental tax 7% (includes a temporary 2% add-on that ends no later than August 31, 2027)14%7%1%
Berks County hotel tax 5%11%5%0%
Bucks County hotel tax 5%11%5%0%
Carbon County Room Rental Excise Tax 3%9%3%0%
Centre County hotel tax 5%11%5%0%
Chester County hotel tax 5%11%5%0%
Cumberland County hotel tax 5%11%5%0%
Dauphin County hotel tax 5%11%5%0%
Delaware County hotel tax 3%9%3%0%
Erie County Hotel Room Tax 7%13%7%0%
Lackawanna County hotel tax 7%13%7%0%
Lehigh County hotel tax 4%10%4%0%
Luzerne County hotel tax 5%11%5%0%
Lycoming County hotel tax 5%11%5%0%
Monroe County Hotel Room Rental Excise Tax 3%9%3%0%
Montgomery County hotel tax 4%10%4%0%
Northampton County hotel tax 4%10%4%0%
Philadelphia City Hotel Room Rental Tax: 6.0% convention center, 1.0% tourism and marketing, 1.5% hospitality and promotion15.5%8.5%1%
Pike County hotel tax 3%9%3%0%
Wayne County hotel tax 3%9%3%0%
Westmoreland County hotel tax 5%11%5%0%
York County hotel tax 5%11%5%0%

Operating rules

Operating Rules for Pennsylvania Short-Term Rentals

State tax license for direct bookings
A host who takes bookings directly, without a booking agent, needs a Pennsylvania Sales, Use, and Hotel Occupancy Tax license; a host who books exclusively through a platform does not.10,11
Counties add their own hotel tax
Counties levy a hotel room rental tax collected through the county treasurer; the County Code caps it at 5% for third through eighth class counties, while Erie, Lackawanna and Allegheny counties levy 7% and Philadelphia 8.5%.1,12
Philadelphia: three unrelated occupants at most
A Philadelphia limited lodging home cannot be occupied by more than three people, owner included, who are unrelated by blood, marriage, life partnership, adoption or foster care.19 Applies to: Philadelphia
Philadelphia: smoke and carbon monoxide alarms
Philadelphia limited lodging homes need smoke alarms in each bedroom, in the hallway near the bedrooms and on every floor, plus carbon monoxide alarms near the bedrooms.19 Applies to: Philadelphia
State College: 120 rental days a year
State College Borough limits use of a licensed property as a short-term rental to no more than 120 days per year, counted over the license term.8 Applies to: State College
Coolbaugh Township: overnight occupancy cap
Overnight occupancy in a Coolbaugh Township short-term rental is capped at two persons per bedroom plus four, and never more than 14.6 Applies to: Coolbaugh Township
Coolbaugh Township: $500,000 liability insurance
A Coolbaugh Township license application must include proof of at least $500,000 in liability insurance covering short-term rentals for the full license term.6 Applies to: Coolbaugh Township
Penn Forest Township: overnight occupancy
Maximum overnight occupancy in Penn Forest Township averages two people per bedroom plus four; children aged two or younger do not count.30 Applies to: Penn Forest Township
Allegheny County: operators register with the county
Every short-term rental operator in Allegheny County, which includes Pittsburgh, must register with the County Treasurer's Special Tax Division and report taxable revenue even when Airbnb remits the 7% county tax.26 Applies to: Allegheny County

Fines

How to Avoid Airbnb Fines in Pennsylvania

Fines in Pennsylvania fall on hosting without the approvals described above, or outside the rules. With them in hand and the rules followed, none of the fines below apply.

  • Philadelphia: a fine of $2,000 for each monthly Hotel Tax return not filed, in addition to interest and penalties on late payment.20
  • Coolbaugh Township: a fine of up to $1,000 per day of violation plus costs, and revocation of the license for one year after three convictions in 12 months.6
  • State College: a fine of $300 to $1,000 plus costs for renting without a license or breaking the ordinance, with each day a separate offense.8
  • Erie: a fine of at least $1,000 per rental unit for each month a rental license is revoked or not renewed.9
  • Philadelphia: operating limited lodging without the required license is a Class II offense for each day of violation.4

Changes

What's Changed in Pennsylvania's Airbnb Rules, and What's Next

One change is scheduled after October 20, 2026; the most recent rules are listed first.

  1. August 31, 2027 Upcoming
    Allegheny County's temporary 2% hotel tax add-on ends

    Allegheny County's hotel tax of 7% includes a temporary 2% add-on that, by statute, ends no later than August 31, 2027 (earlier if the convention center bonds it secures are retired), after which the county rate reverts to 5%.2,12

  2. September 30, 2026 Not in force
    House passes House Bill 2083 on hotel and short-term rental tax compliance

    House Bill 2083 passed the House 194-9 on September 30, 2026 and was referred to the Senate Community, Economic & Recreational Development Committee on October 13, 2026. As amended, it would let counties require operators, hotels and booking agents to file quarterly information returns on each rental and impose a penalty of up to $250 per violation per day.15,16

  3. September 8, 2026 Not in force
    Pittsburgh zoning amendment for short-term rentals goes to public hearing

    Council Bill 2026-0009, a zoning text amendment to add short-term rental to Pittsburgh's primary and accessory use regulations, was scheduled for a Planning Commission public hearing on September 8, 2026.25

  4. June 23, 2026
    Philadelphia Controller reports on short-term rental compliance

    The City Controller found that 1,327 of 3,734 licenses associated with short-term rental bookings were inactive, expired or ineligible, and recommended validating platform license data against city records and reviewing penalties.22

  5. June 9, 2026 Not in force
    Senate passes Senate Bill 1105

    Senate Bill 1105, which amends the county hotel room rental tax provisions in 16 Pa.C.S. Chapter 175, passed the Senate on June 9, 2026 and was referred to the House Tourism, Recreation & Economic Development Committee on June 10, 2026. Its sponsor memo is titled Reporting of Tax Information by Home-sharing and Short-term Rental Service Companies.17

  6. March 19, 2026 Not in force
    House Bill 2303 would create a statewide framework

    House Bill 2303 would add a chapter to Title 48 with countywide registries of short-term rentals, a 24/7 person in charge for each property, separate categories for homestay, vacation rental and corporate operators, and baseline safety standards. It was referred to the House Tourism, Recreation & Economic Development Committee on March 19, 2026 and has not advanced further.13,14

  7. February 9, 2026
    State College adopts Ordinance 2242

    State College Borough amended its short-term rental license ordinance with Ordinance No. 2242, adopted February 9, 2026.8,32

  8. June 3, 2025
    Coolbaugh Township amends its short-term rental chapter

    Ordinance No. 159-2025 amended Section 324-13 (Marketing) of Chapter 324, under which advertising a rental beyond its maximum occupancy is evidence of a violation.6

  9. December 19, 2024
    Pittsburgh launches a voluntary rental permit program

    Pittsburgh's Department of Permits, Licenses, and Inspections launched the Residential Housing Rental Permit Program on December 19, 2024; compliance remains voluntary until at least 30 days after the city publishes revised rules.24

  10. April 1, 2022
    Philadelphia limited lodging licensing takes effect

    Bill No. 210081, approved June 23, 2021, took effect on April 1, 2022 and requires a Limited Lodging Operator License and a licensed booking agent for short-term rentals of a primary residence.3,4

Listing data

What Pennsylvania's Listings Show

What officials report

53,000
Active short-term rental listings in Pennsylvania · as of 2023A research study funded by the Center for Rural Pennsylvania and cited by the Joint State Government Commission found over 53,000 active short-term rental listings across all 67 counties in 2023, in 1,960 of the state's 2,560 municipalities.12
3,734
Philadelphia licenses linked to short-term rental bookings · as of June 2026The City Controller analyzed 3,734 licenses associated with short-term rental bookings in Philadelphia and found 1,327 of them inactive, expired or of an ineligible license type.22

Earnings

What Could a Short-Term Rental in Pennsylvania Earn?

The rules shape the numbers: a permit that costs $150 a year, a cap of 120 nights a year and taxes of 6% that Airbnb adds to guests' bills. For a specific address, the Airbnb profit calculator estimates revenue, occupancy and nightly rate from comparable listings, so you can test the numbers before applying.

Estimate what a home could earn

FAQ

Pennsylvania Short-Term Rental Laws: Frequently Asked Questions

Is Airbnb legal in Pennsylvania?

Yes. Pennsylvania has no statewide ban or license, but each municipality sets its own zoning and permit rules, and a township may prohibit purely transient rentals in residential districts. Every stay under 30 days carries the 6% state hotel occupancy tax.10,12

Do I need a permit or license for Airbnb in Pennsylvania?

Not from the state, but most active markets require a local one: Philadelphia, State College, Erie and Coolbaugh, Tobyhanna and Penn Forest Townships all license short-term rentals. Pittsburgh's rental registry exists but is voluntary for now.6,7,8,9,12,18,24,30

How much is a short-term rental license in Pennsylvania?

Fees are local. Philadelphia charges $150 a year (with a $20 application fee credited toward it), State College $450 a year, Coolbaugh Township $200 the first year and $150 to renew, and Erie $80 to $160 depending on when it is paid.9,18,27,33

Can I rent a home I don't live in on Airbnb in Pennsylvania?

It depends on the municipality. Philadelphia requires a hotel-designated rental license and visitor-accommodation zoning, State College requires a primary residence, and Pocono townships such as Coolbaugh license rentals in listed zoning districts.6,8,19

Does Airbnb collect hotel tax in Pennsylvania?

Yes. Airbnb collects the 6% state hotel occupancy tax, the 1% state-administered local charge and all locally imposed occupancy taxes on stays of 29 nights and shorter. Hosts who also take direct bookings need their own state tax license.11,35

What is the hotel tax rate in Pennsylvania?

The state rate is 6%. Counties add 0% to 8.5%, so guests pay 14% in Pittsburgh (7% county plus 7% state and local) and 15.5% in Philadelphia (8.5% city plus 7% state and local).10,12,20,26

Is there a limit on how many nights I can host in Pennsylvania?

There is no state limit. State College caps a licensed rental at 120 days a year; other municipalities limit occupancy rather than nights, for example Coolbaugh Township's cap of two persons per bedroom plus four, to a maximum of 14.6,8

What is the fine for an illegal short-term rental in Pennsylvania?

Fines are local. Coolbaugh Township fines up to $1,000 per day, State College $300 to $1,000, and Erie at least $1,000 per unit for each month a license lapses; Philadelphia fines $2,000 for each unfiled monthly Hotel Tax return.6,8,9,20

Can my township ban short-term rentals?

Yes, through zoning. The 2019 Pennsylvania Supreme Court decision in Slice of Life held that ordinances prohibiting exclusively transient uses such as short-term rentals in residential districts are legal, and a 2024 Commonwealth Court ruling requires an ordinance to explicitly permit them in single-family homes.12

Do I need to register for Pennsylvania hotel tax if I use Airbnb?

Not with the state if every booking goes through Airbnb, which remits the tax. A host who also books directly needs a Sales, Use, and Hotel Occupancy Tax license, and Allegheny County requires every short-term rental operator to register with its Special Tax Division.10,11,26

Do I need insurance or safety equipment to host in Pennsylvania?

The state sets no requirement, but municipalities do: Philadelphia requires smoke alarms in each bedroom and carbon monoxide alarms, and Coolbaugh Township, Tobyhanna Township and Erie require $500,000 of liability insurance.6,7,9,19

Is a statewide short-term rental law coming to Pennsylvania?

One has been proposed. House Bill 2303, introduced March 19, 2026, would create countywide registries and baseline safety standards but remains in committee; House Bill 2083, passed by the House 194-9 on September 30, 2026, would let counties require quarterly rental data from booking agents.13,14,15

Method

How These Rules Were Checked

Each rule on this page was checked in October 2026 against the official source cited beside it: the ordinance or statute, the permit office's own pages and the tax authority. Airbnb's help pages are cited on their own only for what Airbnb itself does, such as the taxes it collects and the permit checks it runs, and otherwise only beside an official source; news reports only for when a change was announced. Rules that could not be confirmed on an official page are left out. Philadelphia Code Section 9-3909 was read from an Internet Archive copy dated May 16, 2025.

Rules change with council votes, court rulings and new state laws, so the page is rechecked every three months and whenever a scheduled change takes effect. It summarizes the rules for information and is not legal advice; the state agency and your city or county has the final word on any application.

Sources

Sources

Each rule above links to the source it comes from. Official ordinances, statutes and government pages come first, then Airbnb's own help pages.

  1. 1. 16 Pa.C.S. Chapter 175 - Hotel Tax · Pennsylvania General Assembly
  2. 2. 16 Pa.C.S. Section 17161 - Increase in rate of hotel tax in central county · Pennsylvania General Assembly
  3. 3. Philadelphia Code Section 9-3909, Limited Lodging Operator License · City of Philadelphia (American Legal Publishing)
  4. 4. Bill No. 210081, limited lodging and hotels booking agent licensing (text) · Philadelphia City Council
  5. 5. Chapter 781: Residential Housing Rental Permit Program · City of Pittsburgh Code of Ordinances
  6. 6. Chapter 324: Short-Term Rentals · Township of Coolbaugh Code of Ordinances
  7. 7. Short Term Rental (STR) Permits · Township of Tobyhanna zoning and code
  8. 8. Part I: Short-Term Rentals (Borough Code) · Borough of State College Code of Ordinances
  9. 9. Article 330: Landlord and Rental · City of Erie Code of Ordinances
  10. 10. Home-sharing/Third-party Broker Rentals · Pennsylvania Department of Revenue
  11. 11. Hotel Occupancy Tax - Booking Agents · Pennsylvania Department of Revenue
  12. 12. The Short-Term Rental Industry in Pennsylvania: A Staff Study (March 2025) · Joint State Government Commission, Pennsylvania General Assembly
  13. 13. House Bill 2303 of 2025-2026 (short-term rentals, Title 48) · Pennsylvania General Assembly
  14. 14. Legislation to reform short-term rentals introduced in state House (March 19, 2026) · Pennsylvania House of Representatives
  15. 15. House Bill 2083 of 2025-2026 (hotel and short-term rental tax compliance) · Pennsylvania General Assembly
  16. 16. House Bill 2083, Printer's No. 3964 (bill text) · Pennsylvania General Assembly
  17. 17. Senate Bill 1105 of 2025-2026 (county hotel room rental tax) · Pennsylvania General Assembly
  18. 18. Get a Limited Lodging Operator License · City of Philadelphia
  19. 19. Rent your property (short-term) · City of Philadelphia
  20. 20. Hotel Tax · City of Philadelphia
  21. 21. Sales, Use, and Hotel Occupancy Tax · City of Philadelphia
  22. 22. Short-Term Rentals in Philadelphia: Compliance, Licensing, and Enforcement (June 23, 2026) · Office of the City Controller, City of Philadelphia
  23. 23. Operating or considering a short-term rental in Philly? Read this first (August 25, 2026) · Philadelphia Department of Revenue
  24. 24. Rental Registration (Residential Housing Rental Permit Program) · City of Pittsburgh Department of Permits, Licenses, and Inspections
  25. 25. Pittsburgh's Zoning Code Amendment HUB · City of Pittsburgh (EngagePGH)
  26. 26. Hotel Room Rental Tax · Allegheny County Treasurer
  27. 27. Short Term Rentals · Coolbaugh Township
  28. 28. Short-Term Rental · Tobyhanna Township
  29. 29. Short Term Rentals (Hotel Excise Tax) · Monroe County Treasurer
  30. 30. Short Term Rentals · Penn Forest Township
  31. 31. Carbon County Room Rental Excise Tax quarterly report · Carbon County Treasurer
  32. 32. Short-Term Rental License · Borough of State College
  33. 33. Application Process and Requirements (Short-Term Rental License) · Borough of State College
  34. 34. Hotel Room Tax · Erie County Department of Finance
  35. 35. Occupancy tax collection and remittance by Airbnb in Pennsylvania · Airbnb Help Center