PROPERTY LICENSES AND OWNER ACCOUNTABILITY

Philadelphia Code tit. 9, ch. 9-3900

in effect

Philadelphia Code § 9-3901 General Provisions.

§ 9-3901. General Provisions. { Section 9-3901 - Delayed Amendment } (1) Administration. Subcode A of Title 4 (the Philadelphia Administrative Code) shall apply to the provisions of this Chapter, and govern their administration and Chapter 9-100 shall not apply to this Chapter. 1318 (2) Application and Issuance. In addition to the provisions set forth in Subcode A of Title 4, the following provisions shall also apply to licenses required by this Chapter: (a) An applicant for a new license or the renewal of a license shall complete an application provided by the Department. The application shall contain the following information, and such other information as the Department may require: (.1) The name and address of the owner or owners of the property. 1319 (.a) If an owner of the property is not a natural person or a publicly traded company, the application shall identify, in addition to the owner of the property, the name and preferred mailing address of each natural person who has an equity interest in such owner or owners of the property that exceeds one or more of the following, regardless of whether the natural person has a direct equity interest or such natural person's equity interest is held through one or more tiers of a corporate structure, such as parent-subsidiary structure: (a) forty-nine percent (49%) of the value of the property or (b) forty-nine percent (49%) of the value of the owner of the property. If no natural person has such an interest, the application shall identify the name and preferred mailing address of the two natural persons who have the largest equity interest in the property. 1320 (.2) The address of the property for which application is made and the type of dwelling, if any. (.3) The name, address and telephone number of the Managing Agent for the property, in compliance with Section 9-3907. The address provided for the Managing Agent shall not be a Post Office Box. (.4) The owner's commercial activity license number, if the owner is required to have such license. (b) The Department shall issue or renew a license if it finds: (.1) The applicant has completed the application and paid the license fee; (.2) The owner has a valid commercial activity license, if required; (.3) There are no outstanding violation notices associated with the property for which the application is made that were issued under Title 4 which have been of record for more than 30 days, unless the owner has filed an appeal of the violation which is pending, and the owner has notified the Department of such appeal in a manner prescribed by the Department; and Exception: The Department of Licenses and Inspections may promulgate regulations regarding conditions under which a license may be issued despite violations of Section PM-108.1.3 (Unsafe shared retaining walls). 1321 (.4) Any other license issuance requirements set forth in Subcode A of Title 4 have been satisfied. (c) Applicants shall have an ongoing obligation to provide accurate and up to date information, and to correct inaccurate information. An applicant shall notify the Department of any changes to the information set forth in an application submitted pursuant to subsection 9-3901(2)(a) within ten (10) business days of such change, provided that the Department may rely on the accuracy of the current application on file at a given date. 1322 (3) Fee, Term and Transfer. In addition to the provisions set forth in Subcode A of Title 4, the following provisions shall also apply to licenses required by this Chapter: (a) Except as otherwise provided in this Chapter, the license term shall be determined by the Department by regulation. License fees shall be as provided in Section A-906 of Subcode A of Title 4. (b) Licenses are not transferable. If the ownership of a property changes during a license term, the new owner must obtain a new license within ten business days after such transfer of ownership. (c) If any of the information set forth in a license application or license renewal application changes during the term of a license, the owner shall provide updated information in writing to the Department within ten business days of such change. (4) Non-compliance, Private Right of Action and Suspension. In addition to the provisions for license suspension set forth in Subcode A of Title 4, the following provisions shall also apply to licenses required by this Chapter: (a) The Department is authorized to immediately suspend a license if a property is deemed unfit or unsafe or imminently dangerous. (b) The Department is authorized to suspend a license at the request of the District Attorney with respect to any property subject to forfeiture to the Commonwealth under the provisions of 42 Pa. C.S. § 6801 or other applicable law. (c) A license issued may be suspended by the Department for failure to comply with the requirements of this Code after a re-inspection has been made to determine compliance pursuant to Section A-503.1 of Subcode A, or for failure to pay any fine and/or cost imposed under this Chapter or Subcode A, and such suspension shall continue until there has been compliance and until any unpaid fines and costs have been paid. (d) The Department shall provide written notice and an opportunity for a hearing prior to any suspension of a license under this Section. (e) Non-compliance. Any owner who fails to obtain a rental license as required by Section 9-3902, or to comply with Section 9-3903 regarding a Certificate of Rental Suitability, or whose rental license has been suspended, shall be denied the right to recover possession of the premises or to collect rent during or for the period of noncompliance or during or for the period of license suspension. In any action for eviction or collection of rent, the owner shall attach a copy of the license. (f) Private Right of Action. Any tenant of any property subject to the provisions of this Chapter shall have the right to bring an action against the owner of such property to compel compliance with this Chapter. Such private right of action neither limits nor expands the rights of private parties to pursue any legal rights and claims they may possess under a written agreement or at Common Law. (5) Definitions. 1323 The following terms shall have the following meanings in this Chapter. (a) Dormitory: A space in a building where group sleeping accommodations are provided in one room, or in a series of closely associated rooms, for persons not members of the same family group. (b) Dwelling unit: A single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation, including such units contained within residential condominium buildings. (c) Equity interest: A legal or equitable ownership interest in a property or business, however designated, including, but not limited to, capital stock, partnership interests, or membership interests. 1324 (d) Family: A person living independently or a group of persons living as a single household unit using housekeeping facilities in common, but not to include more than three persons who are unrelated by blood, marriage, adoption, or foster-child status, or are not Life Partners. (e) Hotel: Any building containing six or more guestrooms, intended or designed to be occupied, or which are rented or hired out to be occupied, for sleeping purposes by guests. (f) Let for occupancy: To permit, provide or offer possession or occupancy of a dwelling, dwelling unit, rooming unit, building, premise or structure pursuant to a written or unwritten lease, agreement or license, or pursuant to a recorded or unrecorded agreement of contract for the sale of land. (f.1) Local agent: 1324.1 A natural person over the age of eighteen (18) years who maintains a Physical Address within the City of Philadelphia, is designated by the owner to receive legal notices, service of process, emergency communications, and other correspondence on behalf of the owner, and to coordinate compliance with applicable property maintenance, licensing, and housing laws, and has agreed to carry out the responsibilities set forth in this Chapter. An owner who is a natural person and whose primary residence is located within Philadelphia County may designate themselves as the Local Agent for purposes of this Chapter. (g) Multiple-family dwelling: A building containing more than two dwelling units. (g.1) Non-resident landlord: 1324.2 Any individual, corporation, partnership, or entity that does not reside in or maintain a place of business in the City of Philadelphia for which a license is required under this Chapter, and that owns or controls property subject to licensing or inspection by the City of Philadelphia. (h) Occupancy: The purpose for which a building or portion thereof is used or occupied. (i) One-family dwelling: A building containing one dwelling unit with not more than five lodgers or boarders in addition to the primary family. (j) Operator: Any person who has charge, care, management, or control of a structure or premises, or portion of a structure or premises, which is occupied. (k) Owner: Any person, agent, operator, firm or corporation having a legal or equitable interest in the property; or recorded in the official records of the Commonwealth of Pennsylvania or City and County of Philadelphia as holding title to the property; or otherwise having control of the property; including the guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court. (l) Person: An individual, corporation, firm, partnership, association, organization, or any other group acting as a unit. (l.1) Physical address: 1324.3 A street address identifying a physical location within the United States that is capable of receiving service and verification by the Department of Licenses and Inspections. A Physical Address shall not include a post office box, mail drop, or Virtual Address. (m) Premises: A lot including all buildings and structures erected on that lot. (n) Rooming house: A building containing rooming units arranged or occupied for lodging, with or without meals, and not occupied as a one-family dwelling or a two-family dwelling. (o) Rooming unit: Any room or group of rooms which together form a single habitable unit occupied or intended to be occupied by an individual or family for sleeping or living, but not for cooking purposes. (p) Two-family dwelling: A building containing two dwelling units with not more than five lodgers or boarders in addition to the primary family in each dwelling. (q) Virtual address: 1324.4 An address that does not correspond to a physical location where an individual or entity is regularly present, including but not limited to virtual offices, shared workspaces without permanent occupancy, mail forwarding services, or addresses used solely for mailing, registration, or incorporation purposes. (6) Exemptions. 1325 Properties owned and operated by the Philadelphia Housing Authority and its subsidiaries in compliance with the Department of Housing and Urban Development federal property maintenance standards are exempt from all licensing requirements set forth in Section 9-3902 ("Rental Licenses") and any related fees. The ownership, operation and rental of such properties shall be exempt from all licensing requirements set forth in Section 19-2602 of the Code pertaining to commercial activity licenses. Notes Section 9-3901 - Delayed Amendment | This secton has been amended by Bill No. 250329-AA (approved May 7, 2026), effective November 1, 2026. 1318 | Amended, Bill No. 150266 (approved June 16, 2015), effective July 1, 2015. 1319 | Amended, Bill No. 180939-A (approved January 3, 2019), effective July 1, 2020. 1320 | Added, Bill No. 180939-A (approved January 3, 2019), effective July 1, 2020. 1321 | Added, Bill No. 230647 (approved December 13, 2023). 1322 | Added, Bill No. 180939-A (approved January 3, 2019), effective July 1, 2020. 1323 | Added, Bill No. 150266 (approved June 16, 2015), effective July 1, 2015. 1324 | Added and subsequent subsections renumbered, Bill No. 180939-A (approved January 3, 2019), effective July 1, 2020. Bill No. 180939-A purported to add this definition as subsection 9-3902(7); added here at the discretion of the Code editor. 1324.1 | Added, Bill No. 250980-A (approved April 7, 2026), effective July 6, 2026. 1324.2 | Added, Bill No. 250980-A (approved April 7, 2026), effective July 6, 2026. 1324.3 | Added, Bill No. 250980-A (approved April 7, 2026), effective July 6, 2026. Enrolled bill numbered this as subsection (5)(m.1); renumbered by Code editor. 1324.4 | Added, Bill No. 250980-A (approved April 7, 2026), effective July 6, 2026. 1325 | Added, Bill No. 180992-A (approved February 6, 2019).

Philadelphia Code § 9-3902 Rental Licenses.

§ 9-3902. Rental Licenses. { Section 9-3902 - Delayed Amendment } (1) Required. (a) The owner of any dwelling unit, multiple family dwelling, rooming house, dormitory, hotel, one-family dwelling, two-family dwelling, or rooming unit let for occupancy must obtain a rental license. No person shall collect rent with respect to any property that is required to be licensed pursuant to this Section unless a valid rental license has been issued for the property. 1326 (b) Exceptions. (.1) If a building contains multiple dwelling units, a single rental license may be obtained for the entire building, provided that such license shall specify each unit in such building governed by such license. 1327 (.2) A rental license is not required for any dwelling unit that is occupied by the owner or a member of the owner's family, provided that the Department may require the owner to submit an Affidavit of Non-Rental. (.3) The holder of a housing inspection license under former Section PM-102.1 for 2015, or the owner of any dwelling or dwelling unit subject to the requirements of this Section that is part of a building governed by a housing inspection license applicable to such building in its entirety in 2015, need not obtain a rental license in order to let the property or any portion of such property for occupancy in 2015. 1328 (.4) A rental license shall not be required for use as limited lodging, as defined at subsection 14-604(13) of this Code, so long as the activity is licensed pursuant to Section 9-3909 of this Chapter ("Limited Lodging Operator License"). 1329 (c) License Application and Renewal Requirements. 1329.1 (.1) All applicants for any rental license, vacant property license, or commercial activity license related to property ownership shall provide a Physical Address for the service of notices, correspondence, and enforcement actions. (.2) The use of a post office box, mail drop, Virtual Address, or non-verifiable address is prohibited. (.3) The Department of Licenses and Inspections shall verify the accuracy of addresses provided under this Section in the regular course of its licensing, renewal, and enforcement activities. (.4) Each property owner shall provide accurate and verifiable address information for each active license they hold within the City of Philadelphia. (.5) If the property owner is a Non-Resident Landlord, such owner must also designate a Local Agent. (.6) The owner is responsible for maintaining current contact information with the Department. (.7) Where a Local Agent is required under this Chapter, the property owner shall provide a valid email address for the designated Local Agent for purposes of notices, correspondence, enforcement actions, and emergency communications. The Local Agent shall be responsible for ensuring that such email address is regularly monitored, and that the Department has a current and accurate email address. (2) Suspension. In addition to the provisions for license suspension and revocation set forth in Subcode A of Title 4, a rental license may also be suspended for any violations of Section 6-803 ("Lead Disclosure Obligation"), subsection (3) ("Rental Protections"). Notes Section 9-3902 - Delayed Amendment | This secton has been amended by Bill No. 250329-AA (approved May 7, 2026), effective November 1, 2026. 1326 | Amended, Bill No. 150441-A (approved June 18, 2015), effective July 1, 2015; amended, Bill No. 210081 (approved June 23, 2021), effective April 1, 2022. 1327 | Amended, Bill No. 150266 (approved June 16, 2015), effective July 1, 2015. 1328 | Added, Bill No. 150266 (approved June 16, 2015), effective July 1, 2015. Section 2 of Bill No. 150266 provides: "The holder of a housing inspection license for 2015 shall not be entitled to a refund of any fee paid in connection with such license in connection with a property, or portion of a property, with respect to which a rental license is not required in 2015 pursuant to Section 9-3902 of The Philadelphia Code as it shall go into in effect on July 1, 2015, pursuant to Bill No. 140892-A." 1329 | Amended, Bill No. 150441-A (approved June 18, 2015), effective July 1, 2015. Enrolled bill numbered this as subsection (iii); renumbered by Code editor. Amended, Bill No. 210081 (approved June 23, 2021), effective April 1, 2022. 1329.1 | Added, Bill No. 250980-A (approved April 7, 2026), effective July 6, 2026.

Philadelphia Code § 9-3902.1 Non-Resident Landlord Registration Requirement.

§ 9-3902.1. Non-Resident Landlord Registration Requirement. (1) Registration. Each Non-Resident Landlord shall submit to the Department of Licenses and Inspections, under oath and on forms provided by the Department, the following information for each property subject to licensure: (a) The full name, residence address, and telephone number of the property owner, which shall be accessible to the Department of Licenses and Inspections for enforcement, inspection, and public safety purposes; and (b) The full name, Physical Address, telephone number, and email address of the designated Local Agent; and (c) If different from the telephone numbers previously provided under this Section, the owner shall provide a telephone number that may be used for emergency communications related to the property. (d) Local Agent registration information shall be used by the Department solely for purposes of enforcement, inspection, public safety response, and compliance with this Chapter. Where the Department has issued a notice of unsafe or hazardous conditions that remains unremedied after the time provided in the notice, the Department may provide a tenant of the affected property with the name and email address of the designated Local Agent, solely for purposes of facilitating notice and remediation. (2) Duty to Provide Accurate and Current Information. Failure of a Non-Resident Landlord to provide and maintain accurate information as required herein shall constitute a violation of this Section; provided, however, that no penalty shall be imposed unless the owner has failed to cure the violation within thirty (30) days after written notice from the Department of Licenses and Inspections. A violation shall be deemed cured when the owner submits accurate and verifiable contact information for the owner, and where required, the Local Agent, including the required Physical Address, telephone number, and email address, in compliance with this Section. Any violation subject to this subsection shall be punishable by a fine of not more than five hundred dollars ($500). (3) Coordination. The Department shall ensure that the owner and Local Agent registration information aligns with and updates any property license applications and renewals under Section 9-3902. (4) Administration and Storage of Information. The Department of Licenses and Inspections shall collect and store information submitted pursuant to this Section either as part of the property license application or renewal process through the Department’s existing electronic licensing system, including Eclipse, or within a Department-maintained database used for licensing and enforcement purposes. Notes 1329.2 | Added, Bill No. 250980-A (approved April 7, 2026), effective July 6, 2026.

Philadelphia Code § 9-3902.2 Enforcement and Penalties.

§ 9-3902.2. Enforcement and Penalties. (1) No penalty shall be imposed unless the owner has failed to cure the violation within thirty (30) days after written notice from the Department. A violation shall be considered cured when the owner provides accurate and verifiable contact information for the owner and, where required, the Local Agent, in compliance with subsection 9-3902(c) and Section 9-3902.1. Failure to comply with the requirements of subsection 9-3902(c) and Section 9-3902.1 after expiration of a thirty (30) day cure period shall constitute grounds for enforcement action by the Department, including the denial, suspension, or revocation of any related rental or business license, as authorized by law. (2) After the expiration of the thirty (30) day cure period following written notice by the Department, any failure to provide accurate and verifiable owner or Local Agent contact information required under subsection 9-3902(c) and Section 9-3902.1 shall constitute a violation punishable by a fine of not more than five hundred dollars ($500). (3) The Department may deny, revoke, or suspend any related business or rental license until compliance is verified, as authorized by law. (4) Tenant Remedy. If the Department has issued a notice of unsafe or hazardous conditions, the deadline to remedy such conditions has passed, and the thirty (30) day cure period to remedy violations of subsection 9-3902(c) and Section 9-3902.1 has expired, tenants have the following rights and remedies for the duration of the period of non-compliance. The period of non-compliance ends only when the owner has provided accurate and verifiable contact information. (a) A defense in any action to recover rent, possession, or to evict a tenant from a property. (b) The right to withhold rent, late fees, or other charges. (c) Nothing in this Section prevents the landlord from regaining compliance and thereafter enforcing their rights prospectively. (d) Nothing in this Section shall limit the City’s independent authority to enforce this Chapter or to impose fines, penalties, or license suspensions as otherwise provided. Notes 1329.3 | Added, Bill No. 250980-A (approved April 7, 2026), effective July 6, 2026.

Philadelphia Code § 9-3903 Certificate of Rental Suitability; Required Tenant Documents.

§ 9-3903. Certificate of Rental Suitability; Required Tenant Documents. { Section 9-3903 - Delayed Amendment } (1) Required. (a) The owner of any property for which a rental license is required shall, at the inception of each tenancy, provide to the tenant a Certificate of Rental Suitability that was issued by the Department no more than sixty days prior to the inception of the tenancy. The owner shall at the same time provide the tenant a copy of the owner’s attestation to the suitability of the dwelling unit as received by the Department pursuant to subsection 9-3903(2)(b)(.3), a copy of the “City of Philadelphia Partners in Good Housing Handbook” issued by the Department or such other document as the Department shall require, and a link to the “How to Register” page on the City Commissioners’ website. The Certificate of Rental Suitability may be for either an individual dwelling unit, or for the entire building in which the unit is located. 1329.4 (b) Exception. The provisions of subsection 9-3903(1)(a) shall not apply with respect to any rental to a tenant who is a member of the owner's family. (2) Application and Issuance. (a) Applications for a Certificate of Rental Suitability shall be made on forms provided by the Department. (b) The Department shall issue a Certificate of Rental Suitability only after it determines that: (.1) The owner of the property has obtained all required licenses with respect to the property, including a rental license. (.2) There are no outstanding violation notices under this Code with respect to the property, except with respect to violations for which there is a pending appeal of which the owner has notified the Department in a manner prescribed by the Department. Exception: The Department of Licenses and Inspections may promulgate regulations regarding conditions under which Certificates of Rental Suitability may be issued, despite violations of Section PM-108.1.3 (Unsafe shared retaining walls). 1330 (.3) The owner of the premises to be leased acknowledges the obligation to provide a fit and habitable property and states that: (1) all fire protection and smoke detection equipment for the premises are present and in proper operating order in accordance with all applicable requirements of The Philadelphia Code and regulations and standards adopted thereunder; (2) the operating systems are working properly to provide a fit and habitable condition; and (3) the owner will continue to maintain all fire protection and smoke detection equipment for the premises in accordance with all applicable requirements of The Philadelphia Code and regulations and standards adopted thereunder, will continue to maintain the operating systems in proper working order, and will continue to maintain the property in a fit and habitable condition. (c) The Certificate shall set forth the applicable rental license number for the property, the date of the last inspection conducted by the Department (where applicable) and the applicable zoning designation, and shall set out the process by which a tenant may request a further inspection of the property by the Department. (d) Failure by the owner to correct code violations covered by subsection (2)(b)(.3) within thirty (30) days of receiving a notice of violation, or sooner as indicated by the Department, shall be considered to be noncompliance with this Section. (3) Fee. (a) The owner of the property shall not be required to pay a fee. Notes Section 9-3903 - Delayed Amendment | This secton has been amended by Bill No. 250329-AA (approved May 7, 2026), effective November 1, 2026. 1329.4 | Amended, Bill No. 250774 (approved October 29, 2025), effective November 28, 2025. 1330 | Added, Bill No. 230647 (approved December 13, 2023).

Philadelphia Code § 9-3904 Vacant Lot License.

§ 9-3904. Vacant Lot License. (1) Required. (a) The owner of any lot on which no structure is built and no productive activity has been conducted with the owner's permission for at least the past three (3) months shall obtain a Vacant Lot License. (b) Exceptions. No license is required for the following: (.1) Vacant lots contiguous to and in common ownership with a vacant lot that has a current vacant lot license. This exception shall include building lots in common ownership within an approved subdivision, provided there is a current vacant lot license for the subdivision tract. (.2) Vacant lots contiguous to or separated by a driveway from a building where there is common ownership of the lot and the building. This exception includes a contiguous lot owned and maintained by the abutting property owner as a side yard. (.3) A lot that is continuously maintained as a garden.

Philadelphia Code § 9-3905 Vacant Structure License.

§ 9-3905. Vacant Structure License. (1) Required. The owner of any structure that lacks the habitual presence of human beings who have a legal right to be on the premises, or at which substantially all lawful business or construction operations or residential occupancy has ceased within the past three (3) months, shall obtain a Vacant Structure License. (a) Exception. The owner of a vacant structure for which a current and valid rental license has been issued shall not be required to obtain a Vacant Structure License. (2) Additional Requirements for LVCIPs. 1331 (a) Bonding. In addition to the license issuance requirements set forth in subsection 9-3901(2), the Department shall issue or renew a vacant structure license for a Large Vacant Commercial and Industrial Property (as defined in Section PM-202) only if the applicant has also posted a bond or other security or a deposit in form approved by the Law Department and in an amount determined by the Department to be necessary to secure the City's potential cost of correcting Code violations or abating unsafe or imminently dangerous conditions as authorized by Section PM-108.2, Section PM-110.4, Section PM-902.13 or any other provision of this Code. If the City does incur such costs, the City may recover such costs from the posted bond or other security or deposit, in addition to pursuing any other remedy authorized by law. The bond or other security shall provide that it will not expire and the City need not release it upon transfer of the property unless and until a subsequent owner posts a comparable bond or other security or deposit. Failure to post the required security or deposit or to maintain such security or deposit may result in the suspension or denial of any license issued to the owner under this Code, which license suspension(s) or denial(s) shall continue until the owner has posted the required security. No license shall be suspended under this provision until the owner has been provided written notice. (b) Owner Consent Statement. At the time of license application, a building owner may complete a written statement on a form provided by the Department granting consent to the City for access to the building for purposes of inspection, enforcement of the City Code and protection of public safety. (c) City Inspections of LVCIPs. In connection with inspections of LVCIPs conducted pursuant to Section F-108.6 of the Code or otherwise, if consent has not been provided under subsection (b) and is not otherwise provided by the owner or lawful occupant, the City shall take such steps as may be necessary to gain access to the property in order to carry out the inspection, including, when needed, obtaining an administrative warrant. Notes 1331 | Amended, Bill No. 150650 (approved December 23, 2015).

Philadelphia Code § 9-3906 Vacant Waterfront Structure License.

§ 9-3906. Vacant Waterfront Structure License. (1) Required. (a) The owners of vacant piers, bulkheads, wharves, docks, moored vessels, and other structures that have structural elements partly or totally below water along the shorelines of the Delaware River, Schuylkill River, or estuaries shall obtain a Vacant Waterfront Structure License. Occupied waterfront structures shall comply with the requirements of PM-314 and are not required to be licensed under this Section. (2) Additional Issuance Requirement. In addition to the license application requirements set forth in subsection 9-3901(2), an application for a new Vacant Waterfront Structure License or the renewal of such license shall also contain the following information: (a) A certification that the structure for which application is made has a barrier to human occupancy which is maintained at all points of access from the on-shore side of the structure. (b) Proof that the structure is posted on all sides, in a visible and conspicuous manner, with "Danger - No Trespassing" signs.

Philadelphia Code § 9-3907 Managing Agents.

§ 9-3907. Managing Agents. (1) Required Designation of Managing Agent. (a) The owner of any property required to obtain a rental license, Vacant Lot License, Vacant Structure License, or Vacant Waterfront Structure License, shall designate a Managing Agent for the property. (2) Managing Agent Requirements. (a) A Managing Agent must be a natural person over the age of eighteen years who resides within the City or customarily or regularly attends a business office maintained within the City, who has agreed to carry out the responsibilities set forth in subsection (3). (b) An owner (or, in the case of a corporate owner, a principal of the corporation) who meets the qualifications of subsection (2)(a) may be designated as the Managing Agent. (3) Duties of a Managing Agent. A Managing Agent shall: (a) Receive and accept, on behalf of the owner, any notices, orders, or summonses issued by the Department and any service of process for all matters related to the relevant property. 1332 (b) In the case of a Managing Agent for an owner who is required to obtain a rental license, the Managing Agent shall at the inception of each tenancy (i) provide to the tenant contact information (including telephone number and address, which must be a Philadelphia address and not a post office box) for the Managing Agent, and information as to whether the Managing Agent is responsible for routine maintenance of the property and, if not, contact information for the person who is responsible for such routine maintenance; and (ii) ensure that the information required to be provided to the tenant under subsection 9-3903(1)(a) is in fact provided. (4) Notice to Managing Agent. Notice provided to or service of process served upon a Managing Agent of a property at the address provided pursuant to subsection 9-3901(2)(a)(.3) shall constitute notice to the owner of such property for all matters related to such property. 1333 Notes 1332 | Amended, Bill No. 180939-A (approved January 3, 2019), effective July 1, 2020. 1333 | Added, Bill No. 180939-A (approved January 3, 2019), effective July 1, 2020.

Philadelphia Code § 9-3908 Notification of License Obligation.

§ 9-3908. Notification of License Obligation. (1) Notification of License Obligation. (a) Whenever the City issues a certificate to an owner indicating the zoning classification and the legality of the existing use of a property to be sold, as required by the act of November 28, 1973 (P.L. 348, No. 121), as amended (21 P.S. § 613), such certificate shall include a summary of the license and owner accountability responsibility requirements of this Chapter and the property maintenance requirements of Title 4, Subcode PM (the Philadelphia Property Maintenance Code). Such summary shall contain, at minimum, the following information: (.1) an explanation of the property license requirements, including the following statement: "No person shall collect rent with respect to any property without first obtaining a license pursuant to Chapter 9-3900 of The Philadelphia Code."; (.2) an explanation of the license requirements applicable to vacant lots, structures and waterfront structures, including the following statement: "The owner of a vacant lot, structure or waterfront structure is required to obtain a license pursuant to Chapter 9-3900 of The Philadelphia Code." 1335 (.3) an explanation of how an owner can obtain a copy of the Philadelphia Property Maintenance Code; and (.4) the following statement: "Failure of the buyer to obtain a property license, if required by Chapter 9-3900 of The Philadelphia Code, within ten (10) days after the transfer of ownership shall constitute a violation of The Philadelphia Code and may result in fines and penalties." Notes 1334 | Added, Bill No. 140939 (approved January 15, 2015). Section 2 of Bill No. 140939 provides: "This Ordinance shall take effect upon the effective date of Bill No. 140892." Bill No. 140892-A is effective July 1, 2015. 1335 | Added and subsequent subsections renumbered, Bill No. 160249 (approved June 28, 2016).

Philadelphia Code § 9-3909 Limited Lodging Operator License.

§ 9-3909. Limited Lodging Operator License. (1) No person shall operate a residential dwelling as limited lodging, as defined in subsection 14-604(13) of this Code ("Limited Lodging"), without a Limited Lodging Operator License. Operation in violation of the standards for use as limited lodging as set forth in subsection 14-604(13) shall constitute a violation of this Chapter. (2) Only a primary resident of a dwelling unit, as further defined in subsection 14-604(13) of this Code, may operate property as limited lodging and obtain such a license, provided that in the Tenth Councilmanic District only a primary resident who is the owner of the property may operate limited lodging and obtain such a license, and a renter may not do so. (3) The provisions of subsection 9-3901(2) ("Application and Issuance") shall not apply to licenses issued under this Section 9-3909. (4) An application for such a license shall be submitted on a form as established by the Department. To obtain a license, the applicant must: (a) Have a valid commercial activity license; (b) Have no outstanding violation notices issued under Title 4 of this Code associated with the property for which the application is made, unless the owner has filed an appeal of the violation which is pending, and the owner has notified the Department of such appeal in a manner prescribed by the Department; Exception: The Department of Licenses and Inspections may promulgate regulations regarding conditions under which this license may be issued despite violations of Section PM-108.1.3 (Unsafe shared retaining walls). 1337 (c) Provide confirmation in a form established by the Department of authority to operate the property for such purpose, including satisfaction of zoning requirements; (d) If an owner of the property is not a natural person or a publicly traded company, the application shall identify, in addition to the owner of the property, the name and preferred mailing address of each natural person who has an equity interest in such owner or owners of the property that exceeds one or more of the following, regardless of whether the natural person has a direct equity interest or such natural person's equity interest is held through one or more tiers of a corporate structure, such as parent-subsidiary structure: (a) forty-nine percent (49%) of the value of the property or (b) forty-nine percent (49%) of the value of the owner of the property. If no natural person has such an interest, the application shall identify the name and preferred mailing address of the two natural persons who have the largest equity interest in the property; and (e) Satisfy such lead paint safety requirements of Chapter 6-800 ("Lead Paint Certification and Disclosure") as may be determined by the Department of Public Health by regulation. (5) No dwelling unit may be operated as limited lodging except through a booking agent licensed under Section 9-3910 ("Limited Lodging and Hotels Booking Agent License"). Prior to listing a dwelling as a limited lodging unit with a booking agent, the operator shall provide proof to the booking agent that a valid Limited Lodging Operator License has been issued and is active for the premises. (6) An operator shall conspicuously identify the operator's license number in all advertising and communications that indicate that a dwelling is available for use as limited lodging. (7) By the earlier of either thirty (30) days after obtaining a license pursuant to this Section or seven (7) business days prior to listing a dwelling as a limited lodging unit with a booking agent under such license for the first time after the effective date of this Section, the licensee shall provide notification in the following manner: 1337.1 (a) If the licensee is a renter, to the owner of the dwelling unit or the designee thereof; (b) In writing to the residents of all dwelling units in the building in which their licensed unit exists; and (c) In writing to all other owners of dwelling units in the same building, planned unit development (PUD) or stock cooperative housing (Co-op) known to the licensee, whether personally; through modes of communication in common among owners and/or tenants; to the operator or governing body of the building, PUD or Co-op; or other modes as determined by the governing body of the building, PUD or Co-op. Notes 1336 | Added, Bill No. 210081 (approved June 23, 2021), effective April 1, 2022. 1337 | Added, Bill No. 230647 (approved December 13, 2023). 1337.1 | Added, Bill No. 260241 (approved June 23, 2026), effective August 22, 2026.

Philadelphia Code § 9-3910 Limited Lodging and Hotels Booking Agent Licenses.

§ 9-3910. Limited Lodging and Hotels Booking Agent Licenses. (1) Booking Agent. Means a person or entity that facilitates reservations for the direct or indirect receipt of a fee for, or collects payment for, accommodations on behalf of a person offering to the public a residential dwelling as limited lodging or as a hotel or similar short-term rental. Merely publishing an advertisement for accommodations does not make the publisher a Booking Agent. A Booking Agent does not include a person or entity that facilitates reservations or collects payment for accommodations if the accommodations are offered by a person operating under the same trademark, trade name, or service mark used by the person or entity facilitating reservations or collecting payment, provided that such person or entity maintains a publicly available telephone contact number through which such person or entity receives and processes complaints concerning activities at such accommodations. (2) No person or entity shall, in exchange for compensation, act as a booking agent with respect to limited lodging, hotel or similar short-term rental use unless the person or entity has a valid Limited Lodging and Hotels Booking Agent License. (3) No person shall, in exchange for compensation, act as a booking agent in connection with any particular property without first obtaining: (a) evidence that either: (.1) a valid Limited Lodging Operator License; or (.2) a rental license pursuant to Section 9-3902 ("Rental Licenses"), identified as a hotel rental license upon establishment of rental license categories by the Department by regulation, is in place in connection with the property; and (b) written consent from the holder of the license for the disclosure to the City of the information required under this Section. (4) A booking agent that has been notified by the City that the required Limited Lodging Operator's license or rental license required to operate a particular property is not in place, or the property is ineligible for use as intended in the booking for some other reason, shall remove the listing within five (5) business days of notification and confirm that it has done so. A booking agent so notified who removes the listing within such period shall not be liable for a violation associated with such listing. (5) As a condition of such license, a booking agent shall provide to the Department such information concerning operator transactions, in such format and with such frequency as established by the Department, as may be required by regulation. Notes 1338 | Added, Bill No. 210081 (approved June 23, 2021), effective April 1, 2022.

Philadelphia Code § 9-3911 Penalties.

§ 9-3911. Penalties. (1) Knowingly providing false or misleading information regarding those natural persons having an ownership or other equity interest in a property or owner, or regarding contact information for managing agents under this Chapter 9-3900, shall be a Class III offense, and the negligent provision of such false or misleading information shall be a Class II offense. Each day of violation shall constitute a separate offense. (2) Failure to comply with any provision of Sections 9-3909 and 9-3910 shall be a Class II offense per day of violation. Notes 1339 | Added, Bill No. 180939-A (approved January 3, 2019), effective July 1, 2020; renumbered, caption amended, and section amended, Bill No. 210081 (approved June 23, 2021), effective April 1, 2022.

Source: City of Philadelphia, The Philadelphia Code and Home Rule Charter (American Legal Publishing, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/philadelphia/latest/philadelphia_pa/0-0-0-280264Fetched: 10/27/2026