The Rental License Guide - Philadelphia

[Alan Asriants]

I know that a lot of newer investors have trouble understanding the rental license process in Philadelphia and what must be done. 

Below is a step by step process of what you need to do to get a rental license. 

Once you close on your property:

- You need to get a Phila tax ID

https://www.phila.gov/services/payments-assistance-taxes/tax...

- Then you need to register for a commercial activity license

https://www.phila.gov/services/permits-violations-licenses/g...

- Once you have a commerical activity license you can finally get your rental license

https://www.phila.gov/services/permits-violations-licenses/g...

All of the above will be done using the eClipse online portal system

If your property is built before 1978:

The system will kick back your application and you will not be able to get a rental license until you get a Lead Safe test.

This is when you will hire a licensed 3rd party to come out and doing a lead test for you. Once the results are in, you will upload them to:

https://leadcertification.phila.gov/login

If your property is built after 1978 and you are getting kickback:

Sometimes the Phila records are incorrect and they show wrong build dates. This happened to me multiple times. You are able to argue this by uploading zoning information from: atlas.phila.gov

When you go on that website you will type in the subject address and go under "License and Inspection" and then Zoning Permit Documents

If there is nothing there, try clicking on a "CORNER" property as the mass records for that row or community are usually under the corner property. That document will often show you when the plans were approved to build that development of X amount of homes. Make sure your address falls under that range. 

Here is an example: https://s3.amazonaws.com/lni-zoning-pdfs/219-139331.pdf

You can then upload this document to their Lead Cert portal (link above)

Once you have your rental License:

- You need to deliver to the tenant a Rental Suitability Cert. You obtain this by going to the link below and putting in your rental license number. 

https://eclipse.phila.gov/phillylmsprod/pub/lms/Default.aspx...

- You need to deliver the following to the tenant:

Partners in Good Housing guidebook

You must give new tenants a copy of the Partners in Good Housing guidebook.

Housing requirements

All rental properties must comply with the requirements in the Partners in Good Housing guidebook. The requirements describe the regulations in the Philadelphia Code.

Landlords must follow all non-discrimination and housing laws.

Renters Access Act tenant screening guidelines

You must comply with this law when screening tenants. For more information, contact the Philadelphia Commission on Human Relations or the Fair Housing Commission.

Bed bug control responsibilities

Landlords must develop and follow a bed bug control plan to prevent and control bed bug infestations.

You must give tenants:

• An informational notice from the City of Philadelphia about bed bugs and landlord/tenant responsibilities.
• A written description of bed bug infestation and remediation in the rental unit within the preceding 120 days and of any ongoing remediation.

Within ten business days of receiving a written complaint about bed bugs in a rental unit, you must hire professional pest control services to investigate the complaint and begin remediation if an infestation is found.

• Remediation services must continue until there is no longer evidence of bed bugs in the unit. The unit must be monitored for the next 12 months to check for reinfestation.
• In buildings with four or more units, the pest control professional must also investigate whether there are bed bugs in the units above, below, and next door.

I use docusign to sign all documents and to send all brochures. This ensures that I have copies of everything a proof of delivery.

If there is anything I missed, please care to share!