Short‑Term Rental Rules for Chestnut Hill Owners

Thinking about listing your Chestnut Hill home for weekend stays or holidays? The rules in Philadelphia can feel layered, especially with Chestnut Hill’s District 10 exception. With a clear plan, you can stay compliant, protect your property, and avoid costly delays or takedowns. This guide explains how short-term rentals are defined, what licenses you need, how District 10 affects you, and the taxes and enforcement you should expect. Let’s dive in.

What counts as short-term rental

Short-term means guest stays under 30 consecutive days, according to the City’s definitions. Philadelphia treats these stays in two categories:

• Limited Lodging: Hosted stays in your primary residence. See the City’s definitions in the Philadelphia Zoning Code and licensing overview for this category (zoning code definitions, City overview).
• Visitor Accommodation: Unhosted stays where the unit is not your primary residence. This is treated like hotel use and allowed only in specific zoning districts. See the City’s guidance on permits and zoning for STRs (City STR guidance).

Booking platforms must display valid City license numbers. If a listing lacks a valid number, platforms must remove it within five business days after City notice (L&I delisting notice).

Chestnut Hill zoning basics

Much of Chestnut Hill is low-density residential. Visitor Accommodation use is generally prohibited across most blocks and would require Zoning Board approval. The neighborhood association’s summary reflects this pattern and notes limited exceptions in select districts (CHCA visitor accommodation guidance). Limited Lodging is typically permitted where household living is allowed, subject to licensing.

Chestnut Hill is in the Tenth Council District. In District 10, only an owner who is also the primary resident may obtain a Limited Lodging Operator License. Tenants cannot hold this license in District 10 (City STR guidance with District 10 rule, District 10 code reference).

Choose your path

Limited Lodging, owner occupied

If you own and live in the Chestnut Hill property as your primary residence, Limited Lodging may be your path. You must secure a zoning use permit for Limited Lodging and a Limited Lodging Operator License from L&I. The license carries a $150 fee, includes an inspection, and must be renewed annually (Limited Lodging Operator License requirements).

Visitor Accommodation, non-primary

If the unit is not your primary residence, the City treats it as hotel use. You will need zoning that permits Visitor Accommodation and a Rental License with hotel designation. Many Chestnut Hill parcels will not qualify without a variance, which can add time and uncertainty (City STR zoning guidance).

Permits and licenses checklist

Follow these steps if you are an owner-occupant pursuing Limited Lodging in Chestnut Hill:

1. Confirm your category. Determine if your use is Limited Lodging (primary residence) or Visitor Accommodation (non-primary) using the City’s overview (City STR overview).
2. Check zoning. Verify your parcel’s zoning and confirm Limited Lodging is permitted at your address. If pursuing Visitor Accommodation, confirm the district allows it or prepare for a ZBA variance request (City STR zoning guidance).
3. Apply for a zoning use permit. File for a Limited Lodging use permit. For primary residences, the City notes these are often issued within a few business days when applications are complete.
4. Obtain a Commercial Activity License. Register for business activity as part of your application package (City STR overview).
5. Apply for the Limited Lodging Operator License. Submit required documents and schedule the inspection. Fee: $150. Renew annually (license requirements and fees).
6. If using a booking or management agent. Confirm they hold a Limited Lodging and Hotels Booking Agent License before they advertise or place your listing (booking agent license).
7. Post your license number on listings. Platforms require a valid license number on the listing.

Inspections and safety

L&I requires an inspection for new and renewal Limited Lodging Operator Licenses. Most inspections are virtual unless an in-person visit is needed. Expect checks for smoke alarms on each floor and in and near bedrooms, carbon monoxide alarms near sleeping areas, trash provisions, and other basic life safety items (license inspection details).

If your home was built before March 1978, lead-safe or lead-free certification may be required. The City provides a portal to submit lead inspection reports to the Department of Public Health (lead certification submission).

Taxes and records

Philadelphia’s Hotel Tax applies to temporary lodging. The current City rate is 8.5 percent of rental receipts, and filings are due on the 15th of each month for the prior month. Some platforms collect and remit for you, but you should confirm this in writing and keep records either way (Hotel Tax rules and filing).

Short-term rental income is business income under City rules. You may need a Business Income and Receipts Tax account and must meet the City’s tax compliance requirements for licensing (how to comply with STR law). Limited Lodging operators must keep records for at least one year showing primary residence status, each rental’s dates, and the number of renters (City STR overview).

Enforcement and penalties

The City actively delists unlicensed short-term rentals by notifying platforms, which must remove noncompliant listings within five business days (L&I delisting process). Operating without required permits or in the wrong zoning can trigger violation notices, daily fines, license suspension, and orders to cease operations. Penalties escalate for repeat or ongoing violations under the City’s code framework (City code penalties overview).

Neighborhood and private rules

Condo bylaws, HOA rules, leases, and mortgage covenants can restrict or prohibit short-term rentals. City approval does not override private rules, so review governing documents and resolve restrictions before you apply (City STR overview).

Standard homeowner or landlord policies may not cover short-term rental activity. Talk with your insurance agent about coverage for guest liability, property damage, and business interruption. Good neighbor practices also matter in Chestnut Hill: set occupancy limits, post clear house rules, provide parking guidance, and list a local contact for quick responses.

Quick start checklist

• Verify zoning and the correct use category using the City’s STR guidance.
• Confirm District 10 eligibility. If you are a tenant in Chestnut Hill, you cannot obtain a Limited Lodging Operator License (District 10 code reference).
• Review condo or HOA rules and any private covenants.
• Gather documents: proof of ownership and primary residence, CAL registration, BIRT account, and lead certification if required.
• Apply in order: zoning use permit, then Limited Lodging Operator License, then schedule your inspection.
• Post your license number on every listing and confirm whether your platform remits the 8.5 percent Hotel Tax. If not, register and file monthly with the City (Hotel Tax details).

Staying compliant protects your property value, avoids takedowns, and keeps neighbor relations strong. If you are weighing hosting versus a long-term lease or a sale, let’s talk through the options that fit your goals in Chestnut Hill. Connect with Megan van Arkel for thoughtful, local guidance.

FAQs

Can a Chestnut Hill tenant run an Airbnb if it is their primary residence?

• In District 10, only an owner who is also the primary resident can obtain a Limited Lodging Operator License, so tenants cannot operate Limited Lodging in Chestnut Hill (City STR guidance).

Is Visitor Accommodation allowed in most Chestnut Hill residential zones?

• No. Visitor Accommodation is limited to certain commercial and mixed-use districts, and most Chestnut Hill residential parcels prohibit it without a variance (City STR zoning guidance).

What licenses do I need for Limited Lodging as an owner-occupant?

• You typically need a zoning use permit for Limited Lodging, a Commercial Activity License, and a Limited Lodging Operator License that includes an inspection (license requirements).

How long does the licensing process take for Limited Lodging?

• The City notes zoning use permits for primary residences can be issued in a few business days when complete, and license reviews typically take about five business days after submission (City STR guidance).

Do I have to collect Philadelphia’s Hotel Tax on short stays?

• Yes. The Hotel Tax is 8.5 percent and is generally due monthly, although some platforms collect and remit on your behalf. Confirm in writing and keep records for at least one year (Hotel Tax rules, City STR overview).