Pennsylvania HB 2303: An Act amending Title 48 (Lodging and Housing) of the Pennsylvania Consolidated Statutes, providing for temporary lodging at short-term rentals; and imposing penalties.

Bill Text

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