How to get a Philadelphia rental license: the complete 2026 guide
Everything the City requires, in the order it actually needs to happen, written by property managers who file these every week.
Who needs a rental license in Philadelphia
Under Philadelphia Code §9-3902, a rental license is required for any dwelling unit, rooming unit, one or two family dwelling, multifamily building, rooming house or dormitory that is let for occupancy. If you receive rent, you need a license. That includes a single rowhome, the second unit of a duplex you live in, a basement apartment and every unit in an apartment building.
Exempt: units occupied by the owner or members of the owner's family. When a relative lives there rent-free, L&I may ask for an Affidavit of Non-Rental. Short-term rentals use a separate Limited Lodging license.
What a Philadelphia rental license costs
| Item | Cost |
|---|---|
| Rental license, per unit, per year | $69 (capped at $27,830 per property) |
| Commercial Activity License | Free, never expires |
| Certificate of Rental Suitability | Free |
| Lead-safe testing (pre-1978) | About $150 to $300 per unit, valid 4 years |
| Late renewal | 1.5% per month after 60 days late |
See our pricing page for a full example.
Step by step
- Confirm the property needs a license. Any unit rented to someone other than the owner or owner's family needs one. Check the address for existing or lapsed licenses.
- Set up your Philadelphia tax account. Register with the Department of Revenue for BIRT if the property is not owner-occupied or has more than 4 units, and clear any balances.
- Get a Commercial Activity License. Apply for a free CAL in eCLIPSE in exactly the same legal name as the tax account and deed.
- Handle lead certification. For buildings built before March 1978, get a lead-safe or lead-free certificate and upload it to the Health Department portal. Newer buildings file an exemption.
- Clear open violations. Resolve any open L&I violations or confirm they are under appeal.
- Apply in eCLIPSE. Submit the rental license application with unit count, owner and local agent information, and pay $69 per unit.
- Pull your Certificate of Rental Suitability. Once licensed, request the free certificate in eCLIPSE and give it to the tenant with the Partners for Good Housing handbook.
- Calendar your renewal. Licenses renew every year. Lead-safe certificates expire after 4 years.
Owners who do not live in Philadelphia must also name a local managing agent with a Philadelphia address and a monitored email. Failing to keep owner and agent contact information current can bring a fine and let tenants withhold rent after a 30-day cure period.
Lead certification
If the building was constructed before March 1978, the Lead Disclosure and Certification law (Chapter 6-800) requires a lead-safe or lead-free certificate to get or renew a license and to sign or renew a lease. Lead-safe means no deteriorated paint and dust wipes below hazard levels, done by an EPA-certified technician or PA-licensed inspector, and it lasts 4 years. Lead-free means a licensed risk assessor found no lead-based paint, and it never expires. Results are uploaded at the Health Department's lead certification portal. More on lead certification.
Certificate of Rental Suitability
The certificate confirms the property is licensed with no open violations and includes your attestation that smoke and fire protection meet code. Pull it in eCLIPSE no more than 60 days before a tenancy begins and give it to the tenant with the Partners for Good Housing handbook. From Nov 1, 2026 you will also need one within 10 days of a tenant request and within 30 days before any eviction filing. More on the certificate.
Renewals
Licenses renew every year at $69 per unit. The city emails about 45 days and mails about 30 days before expiration, to whatever contact is on file. Before renewing, confirm your lead certificate has not expired and that no new balances or violations are attached to the owner. Renewal service.
What changes on November 1, 2026
The Safe Healthy Homes Act adds 7-day tenant notices, 10-day certificate requests, 30-day certificates for evictions, a 30-day cure for unsafe conditions, rent refunds and a $1,000-per-violation private right of action. Read the full Nov 1 breakdown.
Mistakes that get applications rejected
- The LLC on the deed does not match the name on the tax account or CAL.
- An expired lead-safe certificate from 2021 or 2022.
- An old violation still open from a previous owner.
- Unit count on the application does not match the legal occupancy on file.
- An out-of-town owner with no local agent listed.
- Unpaid water bills or city taxes tied to the owner.