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Scranton

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Scranton, PA

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STR Regulations for Scranton, Pennsylvania

Executive Summary

Yes, short-term rentals are allowed in Scranton, PA, but they must comply with the city's rental licensing requirements under the RENTAL Ordinance of 2022. All rental properties, including short-term rentals, must obtain a city-issued Rental License before operating. Scranton has implemented a comprehensive rental licensing program that includes mandatory health and safety inspections, specific fee structures based on property size, and ongoing compliance requirements.

Starting a Short-Term Rental Business in Scranton

Step 1: Understand Your Property Classification

Short-term rentals in Scranton fall under the city's general rental property regulations rather than having separate STR-specific rules. Your property will be treated as a rental property regardless of lease duration.

Step 2: Obtain Required Licensing

  • Apply for a Rental License before beginning operations
  • New rental units must be licensed within 30 days of tenancy
  • Existing properties must renew licenses annually
  • Application deadline: There appears to be conflicting information in city documents - some reference September 15th while others reference March 15th. Contact the city directly to confirm current requirements

Step 3: Complete Application Process

  • Online application available through the city's portal
  • Payment options: E-check (no fee) or credit/debit card (3% transaction fee)
  • Required information: Contact details for local representative for emergency situations

Step 4: Prepare for Inspection

  • Health and safety inspection required before license approval
  • Re-inspection cycle: Properties are inspected on a 3-year cycle
  • First re-inspection: Free of charge
  • Additional re-inspections: Subject to fees
  • Compliance required: Must pass inspection to maintain license

Required Documents, Permits, Licenses, and Guidelines

City-Level Requirements

Rental License

  • Mandatory for all rental properties regardless of lease duration
  • Fee structure:
    • 1 to 3 units: $45 per unit
    • 4 to 9 units: $150 flat fee
    • 10 to 19 units: $250 flat fee
    • 20 to 49 units: $350 flat fee
    • 50+ units: $450 flat fee
  • Family-occupied exemptions: Immediate family-occupied units exempt from fees but still require licensing

Inspection Requirements

  • Health and Safety Inspection Report must be completed
  • Properties must meet city health and safety standards
  • Regular re-inspections required on 3-year cycle

Registration for Special Property Types

  • Foreclosed or vacant properties must be registered separately
  • Registration required for properties in:
    • Mortgage default
    • Lis pendens filed by lender
    • Foreclosure actions
    • Tax deed applications
    • Tax assessor's lien sales
    • Properties transferred via deed in lieu of foreclosure

State-Level Requirements

Hotel Occupancy Tax Registration

  • State hotel occupancy tax: 6% on all short-term rentals
  • Registration required with Pennsylvania Department of Revenue
  • Collection and remittance responsibility falls on property owner

Local Hotel Taxes

  • Lackawanna County hotel tax: 7% (additional to state tax)
  • Total hotel tax rate: 13% (6% state + 7% county)
  • Payment authority: Collected by county tax collection authorities

Specific Regulations for Short-Term Rentals

City of Scranton Regulations

  • No specific STR ordinance: Short-term rentals are governed by general rental property regulations
  • License requirement: All rental properties must be licensed regardless of rental duration
  • Zoning compliance: Property must comply with applicable zoning restrictions
  • Inspection mandate: All rental properties subject to health and safety inspections
  • Emergency contact: Must provide contact information for local representative

Lackawanna County Regulations

  • Hotel tax collection: 7% county hotel tax in addition to state requirements
  • No specific STR ordinances: County regulations focus primarily on traditional lodging establishments

Pennsylvania State Regulations

  • Short-term rental definition: Properties offered for less than 30 days consideration
  • Hotel occupancy tax: 6% state tax applies to all short-term rentals
  • Booking agent obligations: Third-party platforms (Airbnb, VRBO) must collect and remit taxes
  • Municipal authority: Cities have broad authority to regulate STRs through zoning and licensing

Contact Information

City of Scranton - Rental Licensing

Primary Contact:

  • Name: Robin Selemba, Rental Regulation Manager
  • Phone: 570.348.4193 ext. 4555
  • Email: rselemba@scrantonpa.gov
  • Office Hours: Monday-Friday, 8:00 AM to 4:30 PM

City General Information:

Online Services:

Pennsylvania Department of Revenue

Lackawanna County

Important Compliance Notes

Violations and Penalties

  • Unlicensed operation: Renting without a license is a violation of city law
  • Penalties: May include refusal to issue licenses, fines, and potential imprisonment
  • Inspection failures: Non-compliance can result in license suspension or revocation

Registration Requirements

  • Vacant properties: Must be registered even if not actively rented
  • Foreclosed properties: Special registration requirements apply
  • Ongoing obligations: Maintain current contact information and emergency contacts

Documentation

  • Keep records: Maintain documentation of all licenses, inspections, and compliance activities
  • Annual renewal: Budget for annual license renewal costs and inspection fees
  • Tax compliance: Ensure proper collection and remittance of hotel occupancy taxes

Sources

  1. City of Scranton - Rental Licensing
  2. 2024 Letter to Landlords - City of Scranton
  3. Pennsylvania Joint State Government Commission - Short-Term Rental Industry Study
  4. Pennsylvania Hotel Tax Rate Information

Disclaimer: This guide is based on information available as of the document dates. Regulations may change, and investors should verify current requirements with city and state authorities before proceeding with any short-term rental investment or operation.

Scranton

Market Saturation Score

036912
Moderate Saturation
5/ 12
months with declining YoY revenue
5–7 declining months: moderate saturation risk - market may be nearing capacity.
View Full Scranton Market Analysis →

Photos of Scranton

Overview of Scranton

Scranton is a city in and the county seat of Lackawanna County, Pennsylvania, United States. With a population of 76,328 as of the 2020 U.S. census, Scranton is the largest city in Northeastern Pennsylvania and the Wyoming Valley metropolitan area, which has a population of 562,037 as of 2020. It is the sixth-largest city in Pennsylvania.The contiguous network of five cities and more than 40 boroughs all built in a straight line in Northeastern Pennsylvania's urban core act culturally and logistically as one continuous city, so while Scranton is a mid-sized city, the larger Scranton/Wilkes-Barre metropolitan area contains half a million residents in roughly 300 square miles (780 km2). Scranton/Wilkes-Barre is the cultural and economic center of Northeastern Pennsylvania, a region of the state with over 1.3 million residents. Scranton hosts a federal court building for the United States District Court for the Middle District of Pennsylvania. The city is conventionally divided into nine districts: North Scranton, Southside, Westside, Eastside/Hill Section, Central City, Minooka, West Mountain, East Mountain, and Green Ridge, though these areas do not have legal status. The city is the geographic and cultural center of the Lackawanna River valley and Northeastern Pennsylvania, as well as the largest of the former anthracite coal mining communities in a contiguous quilt-work that also includes Wilkes-Barre, Nanticoke, Pittston, and Carbondale. Scranton was incorporated on February 14, 1856, as a borough in Luzerne County and as a city on April 23, 1866. It became a major industrial city and a center of mining and railroads; it attracted thousands of new immigrants. It was the site of the Scranton general strike in 1877. The city was designated as the county seat when Lackawanna County was established in 1878, and a judicial district was authorized in July 1879. The city's nickname "Electric City" began when electric lights were introduced in 1880 at the Dickson Manufacturing Company. Six years later, the United States' first streetcars powered only by electricity began operating in the city. Rev. David Spencer, a local Baptist minister, later proclaimed Scranton as the "Electric City".The city's industrial production and population peaked in the 1930s and 1940s, fueled by demand for coal and textiles, especially during World War II. But while the national economy boomed after the war, demand for the region's coal declined as other forms of energy became more popular, which also harmed the rail industry. Foreseeing the decline, city leaders formulated the Scranton Plan in 1945 to diversify the local economy beyond coal, but the city's economy continued to decline. The Knox Mine disaster of 1959 essentially ended coal mining in the region. Scranton's population dropped over 67,000 from its peak of 143,433 in the 1930 census to 76,089 in the 2010 census, but rebounded slightly by 2020. The city now has large health care, academic, and manufacturing sectors. Scranton is located 77 miles (124 km) north of Allentown, 120 miles (190 km) north of Philadelphia, and 120 miles (190 km) northwest of New York City.

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