Monday May 04, 2026
What is a short-term rental?
In Pennsylvania, a short-term rental generally means a unit such as a house or condominium that is rented out to guests for less than 30 days in a row.Short-term rentals vs. long-term rentals
Short-term rentals typically last less than 30 days, while long-term rentals usually involve a lease of 30 days or more. Long-term rentals are generally treated differently and are usually governed more by standard landlord-tenant, zoning, and local rental licensing requirements than by hotel tax rules.Can HOAs restrict rentals?
Yes, Pennsylvania HOAs can often restrict or prohibit short-term and long-term rentals through their governing documents.Where to find your association’s rental rules
Before you list a home, confirm what your association’s governing documents actually say. If you are not sure what applies, you can review the resale package you received at closing. For the most up-to-date documents, request a copy of your governing documents through your board or community manager.FirstService Residential Connect™ makes this easier for homeowners and board members with secure access to community information, including posted association documents, notices, and records through an interactive community website and mobile options.
What happens if someone violates the rules?
Most communities start with a written compliance notice to the owner and may also notify the occupant if the association has their information. If the activity continues, the next step is usually a clearer demand to stop and a timeline to comply, supported by documentation like concierge logs, fob audit information, elevator bookings, or confirmed listings.If it still does not stop, the HOA typically escalates through its formal enforcement process, which may include letters from legal counsel, cost recovery where appropriate, and an application to court for a compliance order in more serious cases. Consistent enforcement is critical to avoid creating unenforceable rules.
Common community association restrictions on rentals
Even when a community does not fully ban rentals, it may control them by:- Minimum lease term requirements (e.g., 6 to 12 months)
- Requiring owners to provide tenant/guest contact details and a local emergency contact
- Requiring registration of renters/occupants and vehicle info for parking rule compliance
- Restricting amenity access for non-residents or limiting guest passes
- Enforcing occupancy caps, noise rules, trash rules, and pet rules
- Requiring quiet hours and complaint response procedures
Statewide short-term rental taxes
Rentals of less than 30 days are generally subject to Pennsylvania hotel occupancy tax. If you do not exclusively use a third-party booking site like Airbnb, or if your third-party broker does not collect and remit the hotel occupancy tax, you generally must register with the Pennsylvania Department of Revenue for a Sales, Use, and Hotel Occupancy Tax License and file returns electronically.Local laws to know in Pennsylvania
- Philadelphia: Requires different licenses depending on how the property is used. If you rent your primary residence or a room in it for 30 days or less, you generally need a Limited Lodging Operator License, a Commercial Activity License, and a Zoning Permit. If the property does not have a primary resident, you generally need visitor accommodation zoning approval and a Rental License with a hotel designation.
- Pittsburgh: Requires owners offering short-term stays to register the property through OneStopPGH under the city’s rental permit program. Owners must pay registration and inspection-related fees, complete an inspection, fix any cited issues, and renew the registration annually.
- Reading: In 2025, Reading enacted a short-term rental zoning ordinance. The rules allow short-term rentals in certain zoning districts, including some residential and commercial areas, but impose spacing limits in some cases. The ordinance also requires a Zoning Permit, a 24-hour contact person within 25 miles, posted occupancy and parking rules, compliance with city code requirements, and annual site inspections.
- Erie: Short-term rentals require a license and annual inspections. Owners also need to confirm that the property meets the city’s zoning requirements.
- Scranton: Under § 445-30 of the city zoning code, guest stays are limited to seven continuous days at a time. The dwelling must be the owner’s permanent address, and the owner must occupy it for at least six months of the calendar year. Owners should also confirm whether short-term rental use is allowed at their property under the city’s zoning rules.
Insurance and liability
Short-term and long-term rentals can change the risk profile of a home. Owners should confirm, in writing, whether their homeowner’s insurance covers rental activity, and whether an endorsement or commercial coverage is needed.From the association side, repeated rental activity can also increase claims exposure and operational risk in common areas (pool, clubhouse, parking), which is why Pennsylvania boards often treat this as a safety and liability issue, not just a rules issue.
FirstService Residential clients can also tap our affiliate, FS Insurance Brokers, which combines insurance expertise with property management insight. Their licensed professionals help communities evaluate coverage, improve risk planning, and advocate through the insurance process, often with an eye toward enhancing coverage while keeping premiums competitive.
How an HOA management company can help
A strong community manager helps boards handle rental pressure points in a way that is organized and consistent. That includes tracking what the governing documents actually say, standardizing violation documentation, coordinating vendor workflows, and supporting compliance with Pennsylvania and local requirements where applicable.Management can also help the board stay proactive by identifying trends (noise calls, parking issues, amenity misuse), tightening procedures where allowed (amenity access policies, guest parking controls), and coordinating with legal counsel when needed.
About FirstService Residential
FirstService Residential supports Pennsylvania communities with local expertise and dedicated service. Our teams assist with communication, maintenance coordination, financial management, documentation, and 24/7 customer care, all designed to simplify life for board members and residents alike.To learn how FirstService Residential can support your association, contact our team today.
This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.