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Pennsylvania — City Landlord Ordinances
Pennsylvania City Landlord Ordinances
Local rules that go beyond state law — what landlords must know city by city
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Why City Ordinances Matter
Pennsylvania’s Landlord and Tenant Act of 1951 (68 P.S. § 250.101 et seq.) governs residential tenancies statewide, but it is a floor — not a ceiling. Individual cities and boroughs may enact local ordinances that impose additional requirements on landlords beyond what state law requires. These local rules vary significantly from city to city and can include mandatory rental registration, periodic inspection programs, local fair housing protections, and — in Philadelphia’s case — good cause eviction requirements.
This page covers the major Pennsylvania cities where local ordinances create meaningful additional compliance obligations for landlords. Pennsylvania state law preempts local rent control — no Pennsylvania city or borough may enact rent stabilization — but all other local ordinances described here are currently in effect. Always verify current requirements with the applicable city department before renting, as local ordinances change frequently.
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Browse All Pennsylvania Counties
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At-a-Glance: City Ordinance Comparison
| City |
Rental Registration |
Periodic Inspections |
Good Cause Eviction |
Enhanced Fair Housing |
Lead Paint Rules |
| Philadelphia |
✔️ Required |
✔️ Yes |
✔️ Yes (<1 yr leases) |
✔️ Yes |
✔️ Enhanced |
| Pittsburgh |
✔️ Required |
✔️ Every 3 yrs |
❌ No |
❌ No |
State law |
| Allentown |
✔️ Required |
✔️ Yes |
❌ No |
❌ No |
State law |
| Reading |
✔️ Required |
✔️ Yes |
❌ No |
❌ No |
State law |
| Lancaster |
✔️ Required |
✔️ Yes |
❌ No |
✔️ Yes |
State law |
| Erie |
✔️ Required |
✔️ Yes |
❌ No |
❌ No |
State law |
| Scranton |
✔️ Required |
Complaint-driven |
❌ No |
❌ No |
State law |
| Harrisburg |
✔️ Required |
✔️ Yes |
❌ No |
❌ No |
State law |
| Bethlehem |
✔️ Required |
✔️ Yes |
❌ No |
❌ No |
State law |
| York |
✔️ Required |
✔️ Yes |
❌ No |
❌ No |
State law |
| Wilkes-Barre |
✔️ Required |
Complaint-driven |
❌ No |
❌ No |
State law |
| Chester |
✔️ Required |
✔️ Yes |
❌ No |
❌ No |
State law |
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🏭 Philadelphia
Philadelphia County • Enforcement: Department of Licenses & Inspections (L&I) • phila.gov/L&I
Philadelphia is the most heavily regulated rental market in Pennsylvania. Landlords face a multi-layer compliance framework that goes far beyond state law. A rental license is mandatory before collecting rent — operating without one bars you from evicting a tenant or collecting back rent regardless of what the lease says.
| Requirement |
Details |
| Rental License |
Required for every residential rental unit in the city — single rooms, apartments, whole houses, and multi-unit buildings all covered. One license per building (not per unit) for multi-unit properties at one address. Fee: $69 per unit (as of late 2025), renewed annually. Apply through the city’s eCLIPSE system. Must have no outstanding L&I violations, be current on all city taxes, and have zoning approval for the rental use. Cannot evict a tenant or collect unpaid rent without a valid, current rental license. |
| Business Tax Account (BIRT) |
All Philadelphia landlords must register for a Business Income & Receipts Tax (BIRT) account and file annually, even if gross rental income is under $100,000 and no tax is owed. Failure to file is a “no tax due” return violation that can block license renewal. Required before applying for a Commercial Activity License. |
| Commercial Activity License (CAL) |
Required for non-owner-occupied properties or any property with 4+ units regardless of occupancy. Owner-occupants in properties with 3 or fewer units use an Activity License Number instead. Apply through eCLIPSE at no cost. |
| Certificate of Rental Suitability |
Must be provided to every new tenant at the start of each tenancy and at each lease renewal. Obtained online through L&I at no cost, no more than 60 days before the lease start date. Certifies there are no open L&I violations on the property. Failure to provide it can be raised as a defense by the tenant. |
| Partners for Good Housing |
The City of Philadelphia’s landlord-tenant guide must be given to every new tenant at the start of tenancy. Available free from L&I. Non-compliance is cited by tenants as a defense in eviction proceedings. |
| Lead Paint — Local Rules |
Philadelphia has phased in a lead-safe certification requirement for rental properties citywide. Properties built before 1978 must have a valid lead-safe or lead-free certification (valid 4 years) before executing a new or renewed lease. This requirement now applies to all Philadelphia zip codes regardless of whether children under 7 are present. A copy of the lead certification must be provided to tenants. Administered by the Philadelphia Department of Public Health. This is significantly stricter than Pennsylvania state lead paint law. |
| Bed Bug Disclosure & Brochure |
At lease signing, landlords must disclose whether bed bugs were detected or treated in the unit within the past 120 days and provide the city’s bed bug information brochure. If a tenant reports a bed bug infestation in writing, the landlord must hire professional pest control within 10 business days. In buildings with 4+ units, adjacent units must also be investigated. |
| Good Cause Eviction |
Philadelphia Code § 9-804 requires “good cause” to terminate or non-renew leases of less than one year (including month-to-month). Applies to the nine enumerated good cause grounds: habitual nonpayment; material lease violation; nuisance; substantial property damage; denial of access; refusal to extend on similar terms; owner/family move-in; refusal of a proper rent increase; and qualifying renovations. Landlord must give at least 30 days written notice (60 days for renovation) stating the good cause reason. If proper notice is not given, the lease automatically renews month-to-month. Leases of one year or more are not covered by the good cause requirement. Tenants may challenge a termination within 15 business days with the Fair Housing Commission or in Municipal Court. |
| Security Deposit — Local Rules |
State law governs security deposit limits (2 months year 1, 1 month thereafter). Philadelphia adds: landlords with 3 or more units who collect more than 1 month’s deposit must allow tenants to pay the excess in 3 equal monthly installments (effective December 2025). Landlords with 2 or fewer units are exempt. |
| Application Fees |
Philadelphia caps rental application fees. As of 2025, the cap is $20 per application. Landlords may not charge additional screening fees above this cap. Written screening criteria must be shared with all applicants before accepting applications. Adverse action letters are required explaining any denial. |
| Enhanced Fair Housing |
The Philadelphia Fair Practices Ordinance (Philadelphia Code § 9-1100) adds protected classes beyond federal and state law including: sexual orientation, gender identity, marital status, domestic or sexual violence victim status, and source of income (including Housing Choice Vouchers). Landlords in Philadelphia may not discriminate on any of these bases in tenant selection, advertising, or lease terms. |
| Eviction Diversion Program |
Before filing an eviction for nonpayment, Philadelphia landlords are required to participate in the city’s Eviction Diversion Program. This requires at least one good-faith attempt at out-of-court negotiation with the tenant before proceeding to Municipal Court. Failure to comply may affect a landlord’s ability to proceed with an eviction. |
| Smoking Policy Disclosure |
Buildings with 3 or more units must provide all new tenants with a written smoking policy stating whether smoking is prohibited in all units, allowed in all units, or allowed in some units. |
| Enforcement Agency |
Department of Licenses & Inspections (L&I): phila.gov/L&I. Apply for licenses and certificates through eCLIPSE: eclipseportal.phila.gov. Fair Housing Commission for good cause and fair housing complaints: phila.gov/FHC. |
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🏭 Pittsburgh
Allegheny County • Enforcement: Department of Permits, Licenses & Inspections (PLI) • pittsburghpa.gov/PLI
Pittsburgh launched its Residential Housing Rental Permit Program in December 2024, requiring all rental units in the city to register and pass inspection. The program uses the International Property Maintenance Code (IPMC) 2021 as its inspection standard. Full enforcement began June 1, 2025.
| Requirement |
Details |
| Rental Permit (Registration) |
All residential rental units must be registered through Pittsburgh’s OneStopPGH portal or in person at PLI. Applies to all rental types including single-family, multi-unit, and short-term rentals. A separate permit is required for each unit on separate premises. Permits are renewed annually and upon change of ownership. Fee: $16 registration + $5.50 inspection + $14 per unit (example: 4-unit building = $77.50 total). Apply at: onestoppgh.pittsburghpa.gov. |
| Inspections |
After registration, PLI inspects each unit for compliance with the 2021 IPMC. A Non-provisional Permit (valid 3 years) is issued after passing inspection. Failed units receive a written notice with corrective actions required. Subsequent inspections occur until the unit passes. PLI provides a public inspection checklist landlords can use to self-audit before scheduling. |
| Penalties for Non-Compliance |
$500 per unit per month for failure to obtain or renew a rental permit after the enforcement date. |
| Exemptions |
Dormitories, rehabilitation centers, long-term care homes, hotels and motels, and properties regulated by the Allegheny County Health Department are exempt. In owner-occupied multi-unit buildings, the owner’s unit may be eligible for an inspection fee waiver; rented units still must comply. |
| Good Cause / Fair Housing |
No local good cause eviction ordinance. State law (68 P.S. § 250.101 et seq.) and federal/state fair housing law apply. Pittsburgh City Code does not add protected classes beyond state and federal law. |
| Enforcement Agency |
Dept. of Permits, Licenses & Inspections (PLI): pittsburghpa.gov/RentalRegistration |
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🏭 Allentown
Lehigh County • Enforcement: Bureau of Building Standards and Safety • allentownpa.gov
| Requirement |
Details |
| Residential Rental License |
Required for every residential rental unit in Allentown. Unlawful to rent any unit without a valid license. Annual renewal required by December 31 each year. Fee: $75 per unit annually. Apply through the Bureau of Building Standards and Safety at City Hall (435 Hamilton St, 3rd Floor), 8:00 AM – 4:30 PM. License must be accessible and produced within 24 hours upon request by a Code Official. In buildings of 5+ units, license must be posted in a conspicuous public area. |
| Systematic Inspections |
Allentown has a systematic inspection program for all licensed rental units. Code officials inspect properties to ensure compliance with the Property Maintenance Code. Inspections are not solely complaint-driven. |
| Disruptive Conduct Program |
Allentown’s ordinance includes a disruptive conduct program. After a third substantiated disruptive conduct report at a property, the city may revoke the rental license if the landlord has not initiated eviction proceedings against the disruptive occupant. Landlords are responsible for the conduct of their tenants and must act on documented disruptive behavior. |
| Anti-Retaliation |
City ordinance prohibits eviction in retaliation for reporting code violations. Mirrors state law anti-retaliation provisions but is separately codified and enforced by city Code Officials. |
| License Revocation Grounds |
License may be revoked for: failure to pay city utilities, zoning violations, sustained disruptive conduct violations, or failure to maintain property to code standards. A revoked license must be corrected before re-renting the unit. |
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🏭 Reading
Berks County • Enforcement: City of Reading Bureau of Codes Administration • readingpa.gov
| Requirement |
Details |
| Rental Registration / License |
Reading requires rental registration for residential rental properties within city limits. Landlords must register with the Bureau of Codes Administration and renew annually. The program includes systematic inspections to verify compliance with the city’s Property Maintenance Code. Contact the Bureau of Codes Administration to obtain current registration forms and fee schedules: (610) 655-6221. |
| Inspections |
Reading conducts periodic rental property inspections as part of its registration program. Properties must comply with the city’s property maintenance standards. Landlords should be prepared for both scheduled inspections at registration and complaint-driven inspections during tenancy. |
| Note for Landlords |
Reading has a large rental housing stock and active code enforcement. Given the city’s high rental density and percentage of older housing stock, compliance with the Pennsylvania Uniform Construction Code and the City’s Property Maintenance Code is closely monitored. Verify current requirements directly with the Bureau of Codes Administration, as fee schedules and program requirements are updated periodically. |
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🏭 Lancaster City
Lancaster County • Enforcement: Dept. of Community Planning & Economic Development • cityoflancasterpa.gov
| Requirement |
Details |
| Residential Rental License |
Required for all residential rental units within Lancaster City. No landlord may advertise, offer, or rent a unit without a valid license (Chapter 238 of the City Code). License requires an initial inspection verifying compliance with the City’s Property Maintenance Code (Chapter 223) and all applicable codes. Licenses are valid for 2 years from issuance (except short-term rentals, which are annual). Licenses may be transferred to a new owner when property is sold. |
| Inspections |
Initial inspection required for all new license applications. Ongoing compliance with Property Maintenance Code required. Code Officials have police officer authority (excluding arrest power) when acting within their inspection role. |
| Enhanced Fair Housing — Lancaster |
Lancaster City’s Discrimination Ordinance (Chapter 125) prohibits housing discrimination on all federal and state protected classes, plus: sexual orientation, marital status, possession of a GED, and use of a support animal. The ordinance applies to all housing transactions including rental applications, lease terms, and evictions. Administer your tenant selection process consistently and document your criteria to demonstrate non-discriminatory application. |
| License Administration |
Administered without discrimination consistent with the city’s Discrimination Ordinance. Program is administered by the Department of Community Planning and Economic Development. Contact: (717) 291-4760. |
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🏭 Erie
Erie County • Enforcement: City of Erie Dept. of Code Enforcement • eriepa.gov
| Requirement |
Details |
| Rental Registration |
Erie requires rental property registration for all residential rental units within the city. Landlords must register with the Department of Code Enforcement and maintain registration annually. The registration program supports the city’s systematic property inspection initiative. |
| Inspections |
Erie conducts systematic rental property inspections to ensure compliance with the city’s Property Maintenance Code. Properties must pass inspection to maintain valid registration. Inspection intervals and fee schedules should be verified directly with the Department of Code Enforcement: (814) 870-1240. |
| Note for Landlords |
Erie has a large percentage of older housing stock and active code enforcement. The city’s rental market includes a significant refugee and immigrant population whose housing needs are served by a substantial landlord community. Maintaining properties to code standards is essential. Verify current registration requirements and fee schedules with the Department of Code Enforcement, as the program is updated periodically. |
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🏭 Scranton
Lackawanna County • Enforcement: City of Scranton Codes Division • scrantonpa.gov
| Requirement |
Details |
| Rental Registration / Occupancy Permits |
Scranton requires rental property registration and occupancy permits for residential rental units. Landlords must register rental properties with the Codes Division and obtain a valid occupancy permit before renting. Properties are subject to inspection for compliance with the city’s Property Maintenance Code. Contact the Scranton Codes Division: (570) 348-4163 to obtain current requirements and fee schedules. |
| Inspections |
Scranton’s inspection program is primarily complaint-driven, with inspections triggered by tenant complaints or code violation reports to the Codes Division. Systematic (proactive) inspection of all registered units is less comprehensive than in Philadelphia or Pittsburgh. Landlords should nonetheless maintain properties to code standards to avoid violation citations. |
| Note for Landlords |
Scranton’s older housing stock and active code division mean that maintenance compliance is important. University of Scranton and Marywood University create a student rental market segment that requires attention to seasonal occupancy patterns. Verify current requirements with the Codes Division as the program structure evolves. |
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🏭 Harrisburg
Dauphin County • Enforcement: City of Harrisburg Bureau of Codes Enforcement • harrisburgpa.gov
| Requirement |
Details |
| Rental Registration / License |
Harrisburg requires rental registration for all residential rental properties within the city. Landlords must register with the Bureau of Codes Enforcement and renew annually. Registration supports the city’s systematic inspection program. Contact: (717) 255-3040. The city’s housing stock is older and code compliance is actively monitored. |
| Inspections |
Harrisburg conducts periodic inspections of registered rental properties as part of its housing quality program. Properties must comply with the city’s Property Maintenance Code. Inspection scheduling and frequency should be confirmed directly with the Bureau of Codes Enforcement, as the program structure is updated periodically. |
| Note for Landlords |
Harrisburg, as the state capital, has a stable government and healthcare employment base but also significant areas of concentrated poverty and older housing stock. Active code enforcement means that landlords who invest in property maintenance and timely repairs operate with minimal regulatory friction. Landlords who do not maintain properties to code standards will face citations and reinspection costs. |
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🏭 Bethlehem
Lehigh & Northampton Counties • Enforcement: City of Bethlehem Department of Code Enforcement • bethlehem-pa.gov
| Requirement |
Details |
| Rental Registration / License |
Bethlehem requires rental property registration and licensing for residential rental units within the city. Landlords must obtain a rental license through the Department of Code Enforcement prior to renting. Annual renewal is required. Contact: (610) 865-7083 for current requirements and fee schedules. |
| Inspections |
Bethlehem conducts systematic inspections of registered rental properties. Properties must comply with the city’s Property Maintenance Code. Lehigh University and Moravian University create an active student rental market in certain neighborhoods near their campuses, where code compliance scrutiny is particularly active. |
| Note for Landlords |
Bethlehem spans two counties (Lehigh and Northampton) but operates as a unified city government for code enforcement purposes. The city’s revitalized SteelStacks cultural district and Lehigh University proximity have increased rental demand and regulatory attention in certain neighborhoods. Verify current requirements directly with the Department of Code Enforcement. |
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🏭 York
York County • Enforcement: City of York Bureau of Permits & Inspections • yorkcity.org
| Requirement |
Details |
| Rental Registration / License |
York City requires rental property registration for all residential rental units. Landlords must register with the Bureau of Permits and Inspections and renew annually. Properties are subject to periodic inspection as part of the city’s rental quality program. Contact: (717) 849-2256 for current requirements and fee schedules. |
| Inspections |
York conducts periodic inspections of registered rental units to verify compliance with the city’s Property Maintenance Code. York has a significant stock of older row homes and worker cottages that require active maintenance investment to remain code-compliant. |
| Note for Landlords |
York City’s renaissance — an arts district revitalization, growing restaurant scene, and proximity to Maryland’s employment base — has increased rental demand. Landlords operating in York City’s rental market should be active in property maintenance given the older housing stock and active inspection program. Verify all current requirements with the Bureau of Permits and Inspections. |
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🏭 Wilkes-Barre
Luzerne County • Enforcement: City of Wilkes-Barre Codes Division • wilkes-barre.pa.us
| Requirement |
Details |
| Rental Registration |
Wilkes-Barre requires rental property registration for residential rental units within city limits. Landlords must register with the Codes Division and maintain current registration. Contact: (570) 208-4150 for current requirements and fee schedules. |
| Inspections |
Wilkes-Barre’s inspection program is primarily complaint-driven. Code inspections are triggered by tenant complaints or city enforcement actions rather than on a systematic periodic schedule for all units. Landlords should nonetheless maintain properties proactively to avoid complaint-triggered inspections and citations. |
| Note for Landlords |
Wilkes-Barre’s Luzerne County location and Wilkes University proximity create a mixed student and working-class rental market. The city’s older housing stock requires consistent maintenance investment. Verify current requirements directly with the Codes Division. |
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🏭 Chester
Delaware County • Enforcement: City of Chester License & Inspections • chestercity.com
| Requirement |
Details |
| Rental Registration / License |
Chester requires rental property registration and licensing for residential rental units within the city. Landlords must obtain a rental license through the city’s License and Inspections office prior to renting. Annual renewal required. Chester has one of the most economically distressed housing markets in Pennsylvania and active code enforcement. Contact: (610) 447-7720 for current requirements. |
| Inspections |
Chester conducts systematic inspections of registered rental properties. The city’s older housing stock and high rental density make code compliance a priority. Inspection standards follow the Pennsylvania Property Maintenance Code. |
| Note for Landlords |
Chester is one of Pennsylvania’s most economically challenged cities and has a state-appointed receiver overseeing city finances. The rental market is working-class and requires significant operational discipline. Thorough screening, proactive maintenance, and strict code compliance are essential operating practices. Verify all current requirements directly with License and Inspections. |
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Pennsylvania State Law Still Governs Everything Else
The local ordinances described above apply in addition to — not instead of — Pennsylvania state law. All of the following state-level requirements apply throughout Pennsylvania regardless of which city your property is in:
⚖️ Notice to Quit
10-day notice for nonpayment • 15/30-day for lease violations (68 P.S. § 250.501)
💰 Security Deposits
2 months max (year 1), 1 month (year 2+), 30-day return, double damages (68 P.S. § 250.511)
🏛️ Eviction Court
All evictions filed in Magisterial District Court • Appeals to Court of Common Pleas
🚫 No Rent Control
Pennsylvania law preempts all local rent control • No PA city may enact rent stabilization
See your county’s page for full state law details: Pennsylvania Landlord-Tenant Law →
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Disclaimer: This page provides general information about local landlord ordinances in Pennsylvania cities and is not legal advice. Local ordinances change frequently — always verify current requirements with the applicable city department or a licensed Pennsylvania attorney before renting. Last updated: March 2026.
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