Nov 1, 2026: Philadelphia's Safe Healthy Homes Act takes effect. No valid license and certificate means no rent. What changes →
Philly Rental Licensing
Philadelphia rental license service

No license, no rent. Get compliant before Nov 1.

Philadelphia's Safe Healthy Homes Act takes effect November 1, 2026. Landlords without a valid rental license and a current Certificate of Rental Suitability can't collect rent or file an eviction, and tenants can sue for $1,000 per violation. We handle the whole filing for a $500 flat fee, plus city fees at cost.

  • Rental license, tax account, CAL and eCLIPSE filing, done for you
  • Lead testing scheduled and filed for pre-1978 buildings
  • Certificate of Rental Suitability plus your Nov 1 tenant notice packet
  • Run by Philadelphia property managers who file these every week
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$500 flat service fee + city fees at cost ($69/unit, no markup)

92,000+active Philly rental licenses we track
$1,000per violation tenant damages from Nov 1
2 daysfrom intake to filing

Is your property compliant for Nov 1?

Free, instant, no email needed. We pull live City of Philadelphia records for your address.

Rental license · L&I violations · Unsafe cases · Lead certificate · Suitability certificate · CAL · Ownership · Price
Why it matters now

The rules changed. Your rent roll depends on paperwork.

City data shows more than 10,000 properties with active rental licenses have an expired lead certificate, and over 4,300 rental licenses are sitting expired. Starting Nov 1, every one of those owners is exposed.

Rent is blocked

No valid license or certificate means you can't collect rent or recover possession, and rent paid during noncompliance can be ordered refunded.

Evictions need a fresh certificate

Every eviction filing needs a Certificate of Rental Suitability dated within 30 days, given to the tenant and the court.

10 days to respond

When a tenant asks, you must deliver a certificate dated within 30 days, within 10 days, or lose the right to collect rent.

$1,000 per violation

Tenants get a private right of action with minimum damages, attorney's fees, and the burden of proof shifts to the owner.

Read the full Nov 1 breakdown

How it works

Three steps. You do one of them.

You fill out a 5-minute intake. We take it from there and keep you posted until your license and certificate are in hand.

Tell us about the property

Address, owner or entity name, unit count, and who we should talk to. Upload any old license or lead paperwork if you have it. That's your part.

We clear every blocker

We check seven city data sources, set up or verify your Philadelphia tax account and CAL, book lead testing if the building is pre-1978, and flag any open violations with a plan to close them.

We file and deliver

We submit in eCLIPSE, answer city questions, and send you the license, your Certificate of Rental Suitability, the tenant handbook and a ready-to-post Nov 1 notice packet.

Services

Everything a Philadelphia landlord needs to stay legal

New rental license

First-time licenses for newly purchased, converted or never-licensed rentals.

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License renewal

Expired or expiring? We renew, clear late fees, and track next year's date.

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Certificate of Rental Suitability

Pulled for every new lease, renewal, tenant request and eviction filing.

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Lead-safe certification

Testing scheduled, results filed with the Health Department, tenant copies prepared.

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CAL and tax account

Commercial Activity License and Philadelphia tax account set up in the right name.

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L&I violation clearance

Open cases explained, repairs coordinated, reinspection booked and closed out.

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Pricing

$500 flat fee + city fees at cost. That's it.

You pay us one flat $500 service fee per property. The City's license fee ($69/unit) and any lead testing are passed through at exactly what they cost. We never mark them up.

See what's included
Most landlords

$500 flat / property

+ city fees at cost ($69/unit, paid to the City)
+ lead testing at cost, only if needed

  • Seven-source city records check
  • Philadelphia tax account and CAL setup or verification
  • Application prepared and filed in eCLIPSE
  • Lead testing coordinated and filed
  • Certificate of Rental Suitability
  • Nov 1 compliance packet with tenant notices
  • Renewal reminders for next year
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Who we are

Filed by property managers, not a call center

Philly Rental Licensing is operated by EPG Management, a Philadelphia property management company. We manage rentals across the city and the Main Line, so we deal with L&I, eCLIPSE, the Health Department and the Revenue Department every week for our own clients.

That means we know the rejection reasons before the city sends them, we know which contractors can close a violation fast, and when you need ongoing management, leasing or a local agent, it's the same team.

More about us →

One coordinator

A single person owns your file from intake to license.

Status updates

You hear from us at every milestone, not just when we need something.

Portfolio ready

One intake, one invoice, every property tracked on one sheet.

Year-round

Renewals, certificate pulls and tenant notices handled after Nov 1 too.

FAQ

Philadelphia rental license questions

Do I need a rental license in Philadelphia?
Yes, if you rent any dwelling unit in Philadelphia, from a single rowhome to a 200-unit building, you need a rental license from the Department of Licenses and Inspections (L&I). The only common exceptions are units lived in by the owner or the owner's family. Under Philadelphia Code §9-3902, no one may collect rent on a property that requires a license unless a valid license has been issued.
How much does a Philadelphia rental license cost?
The City charges $69 per unit per year (capped at $27,830 per property). Pre-1978 properties also need lead-safe or lead-free testing, typically $150 to $300 per unit from a certified tester. Our flat service fee is $500 per property ($450 for each additional property under the same owner), and city fees are passed through at cost with no markup.
What changes on November 1, 2026?
Bills 250329-AA and 250330-AA, known as the Safe Healthy Homes Act, take effect. Landlords must give tenants license and inspection results within 7 days, deliver a current Certificate of Rental Suitability within 10 days of a tenant request, have a certificate dated within 30 days to file an eviction, and cure unsafe conditions within 30 days of notice. Tenants can sue for $1,000 per violation or actual damages, whichever is greater, plus attorney's fees. See our Nov 1 law tracker.
Can a landlord collect rent without a rental license in Philadelphia?
No. Without a valid license and Certificate of Rental Suitability, a landlord cannot legally collect rent or recover possession. Courts routinely dismiss eviction and back-rent cases for this reason, and starting Nov 1, 2026 tenants can also recover rent paid during noncompliance.
What is a Certificate of Rental Suitability?
A free certificate pulled from L&I's eCLIPSE system confirming the property has a valid rental license and no open code violations, with the owner attesting that smoke and fire protection meet code. It must be issued within 60 days before a tenancy starts and given to the tenant with the city's Partners for Good Housing handbook.
How long does it take to get a rental license?
When the tax account, Commercial Activity License and lead certificate are already in place, the city usually issues the license within a few business days of a complete eCLIPSE submission. Most delays come from missing tax setup, lead testing scheduling or open violations. We file within 2 business days of receiving your intake and track every item until the license issues.
Do I need a lead certificate for my rental?
If the building was built before March 1978, yes. Philadelphia requires a lead-safe or lead-free certificate on file with the Health Department to get or renew a rental license and to sign or renew a lease. Lead-safe certificates are valid for 4 years; lead-free certificates do not expire. Newer buildings file an exemption.

See all questions →

Get licensed before Nov 1.

$500 flat service fee per property + city fees at cost. We handle the city, the paperwork, and the follow-up.

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