An Act amending Title 48 (Lodging and Housing) of the Pennsylvania Consolidated Statutes, providing for temporary lodging at short-term rentals; and imposing penalties.

PRINTER'S NO. 3026
THE GENERAL ASSEMBLY OF PENNSYLVANIA
HOUSE BILL
No. 2303
Session of
2026
INTRODUCED BY POWELL, DALEY, WAXMAN, GALLAGHER, McNEILL,
SANCHEZ, CIRESI, BRENNAN, WEBSTER, INGLIS, CERRATO, PARKER,
CEPEDA-FREYTIZ, KINKEAD AND MAYES, MARCH 18, 2026
REFERRED TO COMMITTEE ON TOURISM, RECREATION AND ECONOMIC
DEVELOPMENT, MARCH 19, 2026
AN ACT
Amending Title 48 (Lodging and Housing) of the Pennsylvania
Consolidated Statutes, providing for temporary lodging at
short-term rentals; and imposing penalties.
The General Assembly of the Commonwealth of Pennsylvania
hereby enacts as follows:
Section 1. Title 48 of the Pennsylvania Consolidated
Statutes is amended by adding a chapter to read:
CHAPTER 15
TEMPORARY LODGING AT SHORT-TERM RENTALS
Subchapter
A. General Provisions
B. Categories and Regulation
C. Registry and Tracking
D. Safety and Insurance
E. Enforcement and Penalties
F. Transitional Compliance
SUBCHAPTER A
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GENERAL PROVISIONS
Sec.
1501. Definitions.
1502. Applicability.
1503. Property count and attribution.
§ 1501. Definitions.
The following words and phrases when used in this chapter
shall have the meanings given to them in this section unless the
context clearly indicates otherwise:
"Booking service." An entity that facilitates or collects
payment for hotel accommodations on behalf of or for an
operator. The term does not include a person who publishes
advertisements for accommodations.
"Corporate STR operator." As follows:
(1) an owner, individual or entity that owns or operates
10 or more short-term rental properties within this
Commonwealth; or
(2) an owner, individual or entity that operates
multiple short-term rental properties within this
Commonwealth through separate legal entities under common
control.
"Homestay." A short-term rental in which:
(1) The property is the primary residence of the owner.
The property may be rented while the owner is present or
temporarily absent for a cumulative period not exceeding 30
days in a calendar year.
(2) The property is owned by an individual who operates
no more than one additional short-term rental property in
total beyond the individual's primary residence.
(3) No more than one additional property, beyond the
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primary residence, is operated as a short-term rental by the
same owner.
"Operator." A person operating a hotel.
"Owner." An individual, partnership, corporation, limited
liability company or other entity holding legal title to a
property or holding an equitable interest under a land contract.
"Person in charge." As follows:
(1) An individual or agent with actual authority to
represent the operator for purposes of contact and
communication regarding the operator's vacation rental who
is:
(i) Able to be contacted at all times and arrive at
the short-term rental unit within one hour of being
contacted.
(ii) Able to respond on-site as necessary and
authorized to act as a legal agent.
(2) The county shall be notified in writing within 14
days of any change of the identity of the person in charge.
"Primary residence." A dwelling unit in which an owner
resides for at least six months in each calendar year.
"Short-term rental" or "STR." A dwelling unit, or portion of
a dwelling unit, that is rented for a period of less than 30
consecutive days to a temporary guest, whether advertised or
offered through an online platform, broker or by other means.
The term does not include a lodging establishment as defined in
section 1311 (relating to hotelkeepers and campground owners).
"Vacation rental." A short-term rental operated by an owner
who:
(1) Owns fewer than 10 short-term rental properties
within this Commonwealth.
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(2) Is not present during guest occupancy.
§ 1502. Applicability.
(a) Short-term rentals.--This chapter applies to all short-
term rentals located within this Commonwealth, except where
prohibited by municipal zoning ordinances.
(b) Local authority.--Nothing in this chapter shall be
construed to limit the authority of municipalities to:
(1) regulate the location and operation of short-term
rentals; or
(2) prohibit short-term rentals in specified zoning
districts.
(c) Municipal notice.--A municipality that prohibits or
restricts short-term rentals under a zoning ordinance shall
provide written notice, including a copy of the applicable
zoning ordinance or relevant provisions of the zoning ordinance,
of the prohibition or restriction to the county. The county's
permitting decisions under this chapter shall be based on the
most recent notice received and the county shall not be liable
for issuing a permit in the absence of a notice.
§ 1503. Property count and attribution.
(a) Aggregation.--For purposes of determining the applicable
category of a short-term rental operator under this chapter, all
short-term rental properties owned or operated by an individual,
entity or group of entities under common ownership or control
shall be aggregated.
(b) Attribution.--Ownership or operation of a short-term
rental property through a corporation, limited liability
company, partnership, trust or other legal arrangement in which
the individual or entity holds a controlling interest shall be
attributed to the individual or entity for purposes of
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subsection (a).
(c) Anti-evasion rule.--The Department of Revenue shall
adopt rules to prevent evasion of the requirements of this
section through the creation of multiple legal entities, trusts
or other arrangements in which the operator holds a controlling
interest.
SUBCHAPTER B
CATEGORIES AND REGULATION
Sec.
1511. Regulation of homestays.
1512. Regulation of vacation rentals.
1513. Regulation of corporate STR operators.
1514. Permit fees and local authority.
§ 1511. Regulation of homestays.
(a) Permit required.--A person may not operate a homestay
without obtaining an annual permit from the county in which the
property is located.
(b) Requirements.--An applicant for a homestay permit shall
provide two forms of documentation verifying that the property
is the applicant's primary residence, as determined by the
county and documentation of an annual safety inspection.
§ 1512. Regulation of vacation rentals.
(a) Permit and licensing.--An owner of a vacation rental
shall obtain:
(1) A county permit for each property to be renewed
annually.
(2) Proof of liability insurance as required by section
1531 (relating to minimum insurance coverage).
(b) Operational standards.--A vacation rental shall comply
with:
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(1) Local nuisance ordinances.
(2) Occupancy limits.
(3) Requirements for a designated person in charge.
§ 1513. Regulation of corporate STR operators.
(a) Enhanced residential safety standards.--A corporate STR
operator shall comply with the following safety and operational
standards:
(1) Requirements for a designated person in charge.
(2) Proof of liability insurance as required by section
1531 (relating to minimum insurance coverage).
(3) Installation and maintenance of:
(i) Smoke detection devices.
(ii) Carbon monoxide detection devices, which are
either remote-capable or connected to a system capable of
remotely monitoring the activation of such alarms.
(iii) Noise monitoring devices that measure decibel
levels.
(iv) Exterior-only video surveillance of building
entrances.
(4) Any additional safety measures required by the
county by regulation consistent with applicable building and
fire codes.
(5) A monitoring device required under this subsection
may not record audio or video within the interior of a
dwelling unit.
(b) Sanitation.--A corporate STR operator shall:
(1) Ensure that each dwelling unit is cleaned and
sanitized between rental occupancies in a manner consistent
with generally accepted public health practices.
(2) Provide freshly laundered linens and towels for each
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occupancy and maintain sanitary handling and storage
practices.
(3) Maintain written cleaning protocols and records of
unit turnover.
(4) Comply with applicable public health requirements
issued by the Department of Health.
(c) Workforce standards.--A corporate STR operator shall
provide training to employees consistent with applicable
occupational health and safety standards and maintain
documentation of the training.
§ 1514. Permit fees and local authority.
(a) County authority.--A county may establish permit fees
for short-term rentals regulated under this chapter.
(b) Municipal authority preserved.--Nothing in this section
shall be construed to limit the authority of a municipality to
require a permit, license or approval for short-term rentals
under applicable local ordinance.
(c) Use of fees.--Fees imposed by a county or municipality
under this section shall be used solely to administer and
enforce this chapter, including permitting, inspections and
registry operations under section 1521 (relating to municipal
registries and data sharing) and compliance enforcement.
(d) Reasonableness.--Fees imposed by a county or
municipality under this section shall be reasonably related to
the actual administrative and enforcement expenses and may not
be used as a general revenue source.
SUBCHAPTER C
REGISTRY AND TRACKING
Sec.
1521. Municipal registries and data sharing.
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§ 1521. Municipal registries and data sharing.
(a) Local registry required.--A county that permits the
operation of short-term rentals shall establish and maintain a
registry of all permitted short-term rental units and all hotels
and other lodging establishments subject to the hotel occupancy
tax within the county's jurisdiction. Each county shall transmit
to the Department of Community and Economic Development an
annual report of all short-term rentals registered within the
county's jurisdiction.
(b) Interagency sharing.--The Department of Community and
Economic Development shall transmit registry and booking-service
data collected under this chapter to the Department of Revenue
for the limited purpose of ensuring proper administration,
collection and enforcement of State and local hotel occupancy
taxes.
(c) Required host information.--Registration with a county
shall, at a minimum, include the following information for each
permitted short-term rental unit and each hotel or other lodging
establishment subject to the hotel occupancy tax:
(1) The name, mailing address, telephone number and
email address of the operator.
(2) The street address of the short-term rental unit,
hotel or lodging establishment, including a unit number if
applicable.
(3) The total number of bedrooms.
(4) The maximum number of overnight guests permitted
under applicable municipal occupancy limits or building and
fire code requirements.
(5) If located in a multiunit structure, the number of
dwelling units within that structure being used as short-term
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rentals.
(6) If different from the owner, the name and 24-hour
contact information of a designated person in charge.
(7) The short-term rental category under this chapter,
if applicable.
(8) The municipal permit or license number.
(9) An attestation that liability insurance meeting
section 1531 (relating to minimum insurance coverage) is in
force, with proof made available to the county or
municipality upon request.
(10) The date and result of the most recent required
safety inspection, if applicable.
(d) County tax administration authority.--In addition to the
registration information required under subsection (c), a county
may, by ordinance, require an operator or booking service to
provide supplementary information necessary to administer or
audit the collection of county-imposed hotel occupancy taxes.
The following shall apply:
(1) A county ordinance adopted under this subsection may
require the inclusion of the following data with each monthly
or periodic report:
(i) The accommodation fee.
(ii) The discount room rate.
(iii) The amount of taxes collected on behalf of the
operator.
(2) Records or information received by a county under
this subsection shall be used solely for the purpose of
administering and auditing county hotel-occupancy tax
collections and shall not be accessible for inspection and
duplication under the act of February 14, 2008 (P.L.6, No.3),
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known as the Right-to-Know Law.
(e) Booking service accountability.--
(1) A booking service facilitating the listing,
advertisement or rental of short-term rentals located in this
Commonwealth shall, on a monthly basis, provide to the
Department of Community and Economic Development and each
county in which listings are located an electronic report, in
a form and manner determined by the Department of Community
and Economic Development, identifying for the applicable
reporting period:
(i) A registered short-term rental's address and
permit number issued in a form and manner determined by
the Department of Community and Economic Development.
(ii) Whether the listing is for a full dwelling unit
or a portion of the dwelling.
(iii) The total number of nights the unit was booked
or occupied.
(2) The Department of Community and Economic Development
shall maintain and publish a current list of county contacts
designated to receive reports under this subsection, and each
county shall provide the Department of Community and Economic
Development with updated contact information as necessary.
(3) The Department of Community and Economic Development
shall make available to booking services an electronic
verification system to confirm the registration status and
permit number of a short-term rental. A booking service shall
not collect or receive a fee, list, advertise, process a
reservation for or otherwise facilitate the rental of a
property that lacks a current, valid municipal permit or
registration under this chapter.
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(4) A booking service shall collect and remit all State
and local hotel occupancy taxes on short-term rental
transactions unless the owner demonstrates direct remittance.
If a booking service, acting for an operator, collects
payment for rent, the booking service shall collect and
remit:
(i) The taxes imposed under section 210(a) of the
act of March 4, 1971 (P.L.6, No.2), known as the Tax
Reform Code of 1971.
(ii) Any additional or optional hotel taxes
authorized under any of the following:
(A) the act of July 28, 1953 (P.L.723, No.230),
known as the Second Class County Code;
(B) the act of June 5, 1991 (P.L.9, No.6), known
as the Pennsylvania Intergovernmental Cooperation
Authority Act for Cities of the First Class;
(C) the act of December 21, 1998 (P.L.1307,
No.174), known as the Community and Economic
Improvement Act;
(D) 16 Pa.C.S. Chs. 173 (relating to third class
county convention center authorities) and 175
(relating to hotel tax); or
(E) 64 Pa.C.S. Ch. 60 (relating to Pennsylvania
Convention Center Authority).
(5) Reports and records provided under this subsection
shall be published on an official municipal website or in
another publicly accessible format. Personally identifiable
contact information of the operator, including telephone
number and email address, shall be redacted or excluded from
public display, provided that the redacted information shall
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remain available to enforcement officials upon request. The
publication requirement under this paragraph shall not apply
to homestay rentals, provided that complete registry
information remains available to municipal and State
enforcement officials.
(f) Public safety use.--Registry and booking-service reports
collected under this section may be shared by the Department of
Community and Economic Development and by counties with State,
county and municipal agencies for emergency response, disaster
recovery, public health investigations and code enforcement
purposes.
(g) Confidentiality of tax-related data.--Information shared
with the Department of Revenue under subsection (b) shall be
considered taxpayer information and subject to all applicable
confidentiality protections under State law.
SUBCHAPTER D
SAFETY AND INSURANCE
Sec.
1531. Minimum insurance coverage.
1532. Safety standards.
1533. Inspections.
§ 1531. Minimum insurance coverage.
(a) Requirement.--All short-term rentals, except homestays,
shall maintain liability insurance coverage in an amount not
less than $500,000 per occurrence.
(b) Proof.--Proof of coverage shall be provided at the time
of permit application and upon renewal.
§ 1532. Safety standards.
(a) Requirements.--A short-term rental shall:
(1) Provide functioning smoke and carbon monoxide
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detectors.
(2) Provide accessible fire extinguishers.
(3) Maintain safe and unobstructed means of egress.
(4) Comply with maximum occupancy limits established by
local ordinance or applicable building or fire code
standards.
(5) Have an evacuation map posted in a conspicuous
location within the short-term rental unit that identifies
emergency exits and egress routes.
(b) Human trafficking prevention.--An operator of a short-
term rental shall complete human trafficking awareness training
approved by the Pennsylvania Commission on Crime and Delinquency
and shall post information on the National Human Trafficking
Hotline in a conspicuous location within the short-term rental
unit. Compliance with this subsection shall be a condition of
permitting under this chapter.
(c) Enforcement.--Compliance with this section shall be
verified through the permitting, inspection or attestation
processes established under this chapter and may be enforced by
municipalities or counties as provided under this chapter.
Counties shall establish a process to receive and investigate
complaints alleging noncompliance with this chapter and may take
enforcement action consistent with this chapter, including
issuance of notices of violation, civil penalties or suspension
or revocation of permits, subject to notice and an opportunity
to cure or be heard.
§ 1533. Inspections.
Documentation verifying compliance and applicable fire,
safety and housing codes shall be provided by the owner or
operator as part of the permitting process under this chapter.
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Documentation shall consist of one of the following:
(1) an inspection conducted by the municipality;
(2) an inspection conducted by a licensed third party;
or
(3) except for corporate STR operators, an attestation
by the owner or operator that the property complies with
applicable codes, subject to verification or inspection by
the municipality or the Department of Community and Economic
Development.
SUBCHAPTER E
ENFORCEMENT AND PENALTIES
Sec.
1541. Enforcement.
1542. Penalties.
§ 1541. Enforcement.
(a) Primary enforcement.--The Department of Community and
Economic Development shall have primary authority to enforce the
requirements of this chapter.
(b) Local authority preserved.--Nothing in this chapter
shall be construed to limit the authority of a municipality or
county to enforce zoning, building, fire, nuisance, licensing or
other applicable local ordinances, or to enforce compliance with
permit or registration requirements established under this
chapter.
§ 1542. Penalties.
(a) Civil penalty.--A violation of this chapter shall be
subject to a civil penalty not to exceed $2,000 per violation.
(b) Injunctive relief.--A court of competent jurisdiction
may enjoin the continued operation of a noncompliant short-term
rental.
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(c) Suspension or revocation of permits.--A county shall
enforce permitting requirements and take enforcement actions
consistent with applicable local ordinances, including
suspension or revocation of permits.
SUBCHAPTER F
TRANSITIONAL COMPLIANCE
Sec.
1551. Time period for compliance.
§ 1551. Time period for compliance.
An operator of a short-term rental unit in operation prior to
the effective date of this section shall be required to be in
compliance with all applicable provisions of this chapter as
follows:
(1) Homestay operators, 12 months after the effective
date of this paragraph.
(2) Vacation rental operators, six months after the
effective date of this paragraph.
(3) Corporate STR operators, six months after the
effective date of this paragraph.
Section 2. This act shall take effect in 180 days.
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