Philadelphia requires a Rental License to rent out dwelling, rooming or sleeping units, with one license per building. Most landlords also need a Commercial Activity License or an Activity License Number, depending on the setup. Any property built before March 1978 must be certified lead-safe or lead-free. Lead-safe certificates completed since February 2020 last four years, and lead-free certificates don't expire.
Key takeaways
- One Rental License covers all units in a single building. Multiple buildings need multiple licenses.
- To get or renew the license, you need to be current on City taxes and have no outstanding L&I violations.
- Give tenants a copy of your current lead-safe or lead-free certificate.
A store on the corner, two apartments upstairs, and a stack of City mail on the counter. Philadelphia has a lot of buildings like this, and a lot of owners juggling the same three things: the Rental License, the lead certificate and the insurance. None of them are hard on their own. Together, they're easy to let slip.
Here's the plain-English checklist.
Who needs a Philadelphia Rental License?
You need a Rental License to rent out dwelling, rooming or sleeping units to tenants. One license covers all units in a single building, and each separate building on a property needs its own (City of Philadelphia). Owners and their agents can apply.
Which business license goes with it?
Renting is a business in Philadelphia's eyes, so you need the right business license first (City of Philadelphia):
| Your situation | What the City asks for |
|---|---|
| Renting one unit in a building you live in | Activity License Number |
| Renting one unit in a building you don't live in | Commercial Activity License, BIRT and a business tax account |
| Two or more units, you live there, three or fewer for rent | Activity License Number |
| Two or more units, you don't live there, or four or more for rent | Commercial Activity License, BIRT and a business tax account |
To get the license, you also need to be current on City taxes and fines and have no outstanding L&I violations.
What are Philadelphia's lead certification rules?
Any property built before March 1978 must be certified lead-free or lead-safe to get a Rental License. Newer buildings file for an exemption (City of Philadelphia).
- Lead-safe certificates completed after February 1, 2020 are valid for four years.
- Lead-free certificates don't expire.
- Who can test: a PA-certified risk assessor or an EPA-certified lead dust sampling technician. Only a PA-certified lead inspector or risk assessor can issue a lead-free certificate.
- Tenants must get a copy of the current certificate.
Source: Philadelphia Lead and Healthy Homes Program. Our lead certificate tracker works out your renewal date.
The Philadelphia landlord checklist
- Confirm the build year of each building.
- Get the right business license: Activity License Number or Commercial Activity License.
- Get a tax clearance if you're not sure your City tax account is in good standing.
- Clear any open L&I violations.
- For pre-March 1978 buildings, get lead-safe or lead-free certification, and calendar the four-year date for lead-safe.
- Apply for one Rental License per building, in the same legal name that's on your business license and deed.
- Give each tenant a copy of the lead certificate.
- Make sure the insurance names the same owner, and fits the way the building is used.
What should mixed-use owners watch on the insurance side?
A building with a store below and apartments above usually belongs on a commercial policy, not a homeowners or personal landlord form. Underwriters will ask what the commercial tenant does, whether the tenant carries its own insurance, and how much of the building is occupied. If any part of the building is empty or under renovation, read our vacancy guide too. It's a common situation in Philadelphia, and it's very fixable.
Questions owners ask us
Do I need a Rental License to rent to a family member?
If you're providing a unit to a family member without collecting rent, the City asks owners to complete an Affidavit of Non-Rental instead. If you collect rent, plan on a license.
Which business license do I need?
It depends on whether you live there and how many units you rent. Owner-occupied setups with three or fewer rental units generally need an Activity License Number. Non-owner-occupied rentals, or four or more rental units, generally need a Commercial Activity License, plus Business Income & Receipts Tax and a business tax account.
How long does a lead-safe certificate last in Philadelphia?
Lead-safe certificates completed after February 1, 2020 are valid for four years. Lead-free certificates don't expire.
Who can certify my property?
A Pennsylvania-certified risk assessor or an EPA-certified lead dust sampling technician can do lead-safe testing. Only a PA-certified lead inspector or risk assessor can issue a lead-free certificate.
My LLC owns the building. Whose name goes on the license?
If a Commercial Activity License is required, the Rental License is issued to the legal entity on that license and your Philadelphia tax account. If the applicant's name differs from the deed, the City asks for an ownership verification form. Your insurance should name the same owner. See our LLC guide.
Sources
- City of Philadelphia: Get a Rental License
- Philadelphia Lead and Healthy Homes Program: Lead certification FAQ
This guide is educational, not legal advice. Policy wording varies by company and form, so your own declarations page and endorsements decide what is covered. Local rules change; confirm with the agency named in each source.
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