Philadelphia rental license questions, answered

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.

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.

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.

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.

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.

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.

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.

Out-of-city owners must name a local managing agent with a Philadelphia address and a monitored email. We can connect you with EPG Management to serve in that role, or list your existing agent correctly on the license.

No. We are a private compliance service operated by EPG Management, a Philadelphia property management company. You can file with the city yourself for the cost of city fees. Landlords hire us to save time, avoid rejections and stay compliant year-round.

Open violations block the Certificate of Rental Suitability. We pull the case list, explain each item in plain English, line up contractors through EPG Management if you need them, schedule reinspection and file for closeout. Violation clearance is quoted separately based on the work required.

You should not collect rent until the license issues. Under Philadelphia Code §9-3902 rent cannot be collected on a property that requires a license without one, and after Nov 1, 2026 tenants can seek a refund of rent paid during noncompliance.

No. Most buildings get one license that covers every unit, and the city fee is charged per unit ($69 each). Some properties with separately addressed units carry more than one license; we sort that out in the records check.

No. Rental licenses do not transfer on sale. A new owner needs a new license in their own name, with their own tax account and CAL.

Renewals are filed in eCLIPSE, L&I's online portal, and paid at $69 per unit. The tax account, CAL and lead certification must still be valid. We file it for you and confirm every prerequisite first.

You lose the legal right to collect rent and to evict until it is renewed, and late penalties accrue. After Nov 1, 2026 tenants can also sue for damages and rent refunds.

No, the city does not charge for it. You need an active license and no open violations to get one.

Provide it at move-in with the Partners for Good Housing handbook, and keep proof of delivery. From Nov 1, 2026, license and inspection results must also be posted conspicuously or mailed to tenants within 7 days.

The rule is based on the original construction date, not renovations. A gut rehab can support a lead-free certificate if a licensed inspector confirms no lead-based paint remains.

The visit usually takes under an hour per unit, and lab results for dust wipes typically return within a few business days.

No. The CAL is free and does not expire.

Owner-occupied properties with 4 or fewer units generally do not need a tax account or CAL for the rental license, but you still need the rental license for the rented unit.

Use our free property check. It queries L&I's public violation records for your address in seconds.

Generally no. Open violations block the license and the Certificate of Rental Suitability unless the violation is under appeal.

Yes. Each additional property under the same owner or entity is $450. For 20+ properties, contact us for a portfolio quote.

Yes. Philly Rental Licensing is operated by EPG Management, which offers full-service property management, leasing and local agent services.