The Philadelphia Rental License
Philadelphia's Department of Licenses and Inspections (L&I) requires all landlords renting residential property within city limits to hold a valid rental license. This applies regardless of how many units you own — from a single room in your home to a 100-unit apartment building.
The rental license is not just a formality. It is the legal authorization to collect rent in Philadelphia. Without it, a landlord may not legally collect rent, and courts may order the return of rent already collected.
Key connection to lead safety: Since 2023, Philadelphia's rental license renewal process requires landlords of pre-1978 properties to certify lead compliance. This means your Lead Safe Certification is now a prerequisite for renewing your rental license — the two are directly linked.
Types of Rental Licenses
| License Type | Who Needs It | Frequency |
|---|---|---|
| Rental License | All residential landlords renting to tenants | Annual |
| Owner-Occupied Rental | Owners who rent part of their primary residence | Annual |
| Short-Term Rental (STR) | Airbnb/VRBO hosts renting for fewer than 30 days | Annual |
Compliance Timeline & Renewal Schedule
Staying on top of your renewal dates is critical. Late renewals can result in a lapse in your rental license — during which you may not legally collect rent.
Schedule Your Lead Inspection
Book your certified inspector early. Popular inspectors can be booked out 3–4 weeks, and you need the report before the lease date.
Submit Inspection Report to L&I
Upload your passing inspection report to eClipse and pay the lead certification fee. Allow 1–2 weeks for L&I processing.
Renew Your Rental License
With your Lead Safe Certificate in hand, complete your rental license renewal through eClipse and pay the per-unit fee.
Provide All Documents to Tenant
Give your tenant a copy of the Lead Safe Certificate, the EPA lead pamphlet, and have them sign a disclosure acknowledgment form.
Maintain Records
Keep copies of all certifications, disclosure forms, and receipts for at least 3 years. This protects you in the event of a dispute or audit.
Tenant Rights & Your Obligations
Philadelphia tenants have strong rights related to lead safety. Understanding these protections helps you avoid disputes and build a compliant landlord-tenant relationship.
What Tenants Have the Right to Know
- The existence of any known lead-based paint or hazards in the unit
- Access to any lead inspection reports or risk assessment results
- A copy of the EPA's "Protect Your Family from Lead in Your Home" pamphlet
- A copy of the current Lead Safe Certificate before or at lease signing
What Tenants Can Do If You're Non-Compliant
- Report the property to L&I for investigation
- Withhold rent if a court finds the unit is in an "unfit" condition
- Pursue legal action for damages, particularly if children in the home have elevated blood lead levels
- Terminate the lease without penalty in some circumstances
Best practice: Have tenants sign a Lead Disclosure Acknowledgment form at every lease signing and renewal. Keep this signed form in your files for at least 3 years. This is your proof of compliance if questions ever arise.
Frequently Asked Questions
Can I rent my property while my license renewal is being processed?
Technically, you should have your license in hand before the new lease period begins. L&I processing times can take 1–2 weeks, so plan accordingly and start the process early. You cannot legally collect rent without an active license.
I own a duplex and live in one unit. Do I need a license?
Yes. If you are renting any unit in a property — even if you live in another unit in the same building — you need a rental license for the rented unit. Your owner-occupied unit is exempt, but the rented unit is not.
What happens if I rent without a license?
Renting without a license is a violation of Philadelphia code and can result in daily fines, court orders to cease renting, and forfeiture of rent collected during the unlicensed period. Courts have ordered landlords to return months of rent collected without a valid license.
I have multiple units — do I need a separate license for each?
Philadelphia issues one rental license per property address but charges on a per-unit basis. So if you own a 4-unit building at one address, you'll have one license covering all four units, but pay the per-unit fee for each.
My property was built in 1982. Do I still need lead certification?
No. The lead safety requirements apply specifically to properties built before January 1, 1978. Properties built after that date are not subject to lead certification, though you still need your standard rental license.