The surprise at closing
You find out after closing that a rental license lapsed, a unit was never legalized, or a prior owner built out the property without permits.
Buy, Renovate, Rent. We Handle the Paperwork.
Zoning, permits and licenses for investors who don't have time to wait in line at L&I. Whether you own one rental in Fishtown or a growing portfolio across the city, and whether you live down the street or three states away, we keep your acquisitions, renovations and rentals moving through the City's approval process.
Attorney-backedConsole Matison, LLP
Remote-friendlyFor out-of-town owners
Portfolio-levelLicense & permit tracking
4.9 stars49 Google reviews
The real cost of red tape
Zoning Problems Don't Show Up Until They're Expensive
The stalled renovation
Your contractor is ready to start, but the permit is sitting in L&I's queue, and every week of delay is another week of holding costs.
The license that slips through
Rental licenses renew every year. Miss one on a growing portfolio and it can put your ability to legally collect rent at risk.
The deal you can't evaluate from afar
You're underwriting a property you've never walked into, and you need to know what it's zoned for before you commit capital.
Who we help
Built Around Your Investment Strategy
Every strategy runs into the City differently. Pick yours to see where we usually come in.
Buy-and-hold landlords
Your returns depend on collecting rent legally, every month, at every address. We keep each property licensed and compliant so a lapsed renewal or missing certificate never puts rent at risk.
Talk about your rentals- Rental licenses and annual renewals
- Commercial Activity License setup
- Certificates of Rental Suitability for new leases
- Lead certification coordination for pre-1978 buildings
- L&I violation response
Fix-and-flip investors
On a flip, every week on permits is a week of holding costs. We confirm what the property allows before you buy, get renovation permits filed fast, and make sure the work is closed out cleanly so the resale isn't held up.
Plan your next flip- Pre-purchase zoning and permit history checks
- Building and alteration permits
- Permit expediting and L&I follow-up
- Clearing open permits and violations before sale
Value-add and unit conversions
Adding a unit is where the biggest upside and the biggest zoning risk live. In many rowhome districts, going from one unit to two or three needs Zoning Board approval. We tell you whether it's realistic before you pay for it.
Check a conversion- Zoning feasibility for added units
- Variance and special exception applications
- RCO community meeting coordination
- Zoning Board of Adjustment representation
- Use and occupancy permits once approved
Short-term rental operators
Whether a property can legally operate as a short-term rental depends on its zoning and on whether it's your primary residence. We confirm eligibility up front, then handle the licensing so your listing stays live.
Check STR eligibility- STR zoning eligibility review
- License applications and renewals
- Zoning permits for visitor accommodations
- Hearing representation if needed
Out-of-state and remote owners
You can own Philadelphia property without ever standing in line at the Municipal Services Building. We act as your local team, handle filings and in-person follow-up, and keep you updated by email and phone.
Work with us remotely- Fully remote onboarding and e-signatures
- In-person filing and follow-up for you
- Status updates without chasing anyone
- Coordination with your local PM or contractor
Small developers
Ground-up and gut-rehab projects touch zoning, building permits and community review. We map the approval path early so your design, financing and construction schedule all line up with it.
Discuss your project- Zoning analysis for new construction
- Zoning and building permit applications
- Variances, special exceptions and appeals
- RCO meetings and ZBA hearings
What we handle
Every Approval Your Investment Property Might Need
One team for licensing, zoning, permits and appeals, whether it's a single rowhome or a multi-unit portfolio.
Rental & Short-Term Rental Licenses
New applications, renewals, and portfolio-wide compliance so your units stay legally rentable.
Learn more about rental licenses
Zoning & Use Permits
Confirm what a property is zoned for and get the use or occupancy permit you need to close with confidence.
Learn more about zoning and use permits
Building Permits
Renovations, additions, and new construction filed and tracked so your GC can stay on schedule.
Learn more about building permits
Zoning Variances & Appeals
If a permit's been denied or your project needs an exception, we build the case and represent you before the ZBA.
Learn more about variances and appeals
Permit Expediting
We file, follow up, and push through the City's departments so approvals don't sit idle on someone's desk.
Learn more about permit expediting
Commercial Activity & Business Licenses
Converting a property to mixed-use or opening a storefront? We handle the licensing that comes with it.
Learn more about commercial licenses
Red flags we catch before you close
- More units rented than zoning legally allows
- Unpermitted basement units, additions or roof decks
- Open L&I violations that become your problem
- Zoning that blocks your plan for the property
- Lapsed rental licenses or missing lead certification
- Prior zoning refusals tied to the address
Pre-purchase zoning review
Know What You're Buying Before You Make the Offer
Listings say "duplex" or "great conversion potential." The City's records may say otherwise. Our pre-purchase review tells you what the property is actually approved for, and what it would take to get where you want to go.
What's included
- Zoning district and what it permits
- Legal use and approved unit count
- Permit history and open permits
- Open violations on the property
- Rental license status
- Feasibility of your plan
- Approvals needed and realistic timeline
- Written summary for lenders or partners
Request a Pre-Purchase Review
Best ordered before your offer or early in due diligence.
Built for how investors operate
You Don't Have to Be in Philadelphia to Invest Here
Many Philadelphia property owners live outside the city, some outside the state. Distance shouldn't be why a permit stalls or a license lapses. We run the entire process for you, so a property three states away gets the same attention as one down the block.
- 1One point of contact across your portfolioOne team tracking every property's zoning status, permits and renewal dates.
- 2We go to L&I so you don't have toIn-person filing and follow-up. No flights, no waiting rooms.
- 3Everything handled remotelyDocuments, updates and signatures, all digital.
- 4Attorney-backed when it countsReal estate attorney Joe Console of Console Matison, LLP is already on your team.
Rental compliance checklist
What a Philadelphia Rental Needs to Collect Rent Legally
Missing any one of these can put rent collection, evictions or a sale at risk. We track all of them for you.
| Requirement | What it covers | When |
|---|---|---|
| Commercial Activity License | Required for anyone earning rental income in Philadelphia. | One time before you collect rent |
| Rental License | Issued by L&I for the property and the units you rent. | Every year renewal |
| Zoning for your unit count | The number of units you rent has to match what zoning legally allows. | Before licensing and on any conversion |
| Certificate of Rental Suitability | Confirms the unit is fit to rent. Tenants must receive a copy. | Each new lease |
| Lead certification | Lead-safe or lead-free certification for rentals built before 1978. | Before a new lease lead-safe certs need renewal |
| Tenant handbook | The City's "Partners for Good Housing" handbook, provided to tenants. | Lease signing |
| Building permits | Renovations, structural work, systems work and any change in units. | Before work starts |
City requirements change. We confirm the current rules for your specific property during every review.
Portfolio support
One Team for Every Door You Own
Five properties means five renewal dates, five sets of certificates and five chances for something to slip. Portfolio support puts all of it on one calendar with one point of contact.
Ask About Portfolio SupportCompliance inventoryWe pull the current license, permit and violation status for every address.
Renewal calendarEvery license and certificate date tracked, with filings started well ahead of deadlines.
One status reportA single summary across your portfolio instead of a call for every address.
New acquisition onboardingEach new property reviewed and brought into the program as soon as you close.
Priority on violationsIf L&I sends a notice, we're on it right away with a plan and deadline.
Legal backupWhen a matter needs an attorney, Console Matison, LLP is already part of the team.
How it works
From Contract to Compliant in Four Steps
- 1
Property & zoning review
We pull zoning, permit history and license status, before or after you own it.
- 2
Strategy & filing
We determine exactly what your plans require and file directly with the City.
- 3
We push it through
We follow up with L&I and every department involved so nothing sits.
- 4
Close, renovate or rent
You move forward fully permitted, licensed and documented. No surprises later.
Typical investor scenarios
Situations We See Every Week
A few common examples of how investors come to us and how we work the problem.
The "duplex" that's legally a single-family
- The situation
- You're under contract on a rowhome listed as a two-unit. The rents only work as a duplex.
- What we do
- Check whether the second unit was ever approved. If not, assess whether a variance is realistic and what it would involve.
- What you get
- A clear answer before closing, so you can renegotiate, plan for approvals or walk away.
Tenants in place, license expired
- The situation
- You close on an occupied rental and find the license lapsed under the prior owner.
- What we do
- Work out what's missing and file in the right order: business license, lead certification, rental license and suitability certificate.
- What you get
- A property back in compliance so you can collect rent legally.
Twelve doors, three states away
- The situation
- An out-of-state investor owns properties across several neighborhoods, each with different renewal dates.
- What we do
- Audit every address, fix gaps, and set up one renewal calendar with filings handled ahead of time.
- What you get
- One point of contact and one status report for the whole portfolio.
~1 in 3
Philadelphia home sales in a typical year go to investors. This is an established market, not a niche one.
Growing
Share of Philadelphia property owned by out-of-state buyers, drawn by pricing that still beats New York, DC and Boston.
4.9 / 5
Average rating across 49 Google reviews from property owners, investors and business owners.
Doing it yourself vs. working with us
Your Time Is Better Spent on the Next Deal
| Task | On your own | With Philadelphia Zoning |
|---|---|---|
| Knowing what the zoning allows | Read the code and the City's maps yourself | Confirmed for your property before you buy |
| Preparing applications | Learn the eCLIPSE portal and resubmit after rejections | Prepared to avoid the common rejection reasons |
| Following up with L&I | Calls and emails that can go unanswered | Direct, in-person follow-up |
| Variances and appeals | Present your own case to the Zoning Board | Case built, RCO meeting coordinated, you're represented |
| Renewals across properties | Track every date and certificate yourself | One calendar, filings handled ahead of time |
| Living out of town | Travel in or rely on favors | Fully remote for you |
From our Google reviews
Don't Just Take Our Word for It
"Kim and Bob at Philadelphia Zoning took the overwhelming amount of work to get a rental license and distilled it down to maybe a week of answering a few questions over email. They are quick, kind and extremely flexible. … Highly recommend"
"I recently bought a 2 family house and encountered a zoning issue when trying to renew rental license. … After trying for months to get this issue rectified, Kyle was able to get this done within 2 weeks. … He saved me thousands and he is very responsive and helpful."
"We were confused for weeks after the licensing and permit building sent us to different departments each and every time we came with full paperwork, but no one would explain what exactly was needed. Through Philadelphia Zoning, we were able to get our license by the end of the week and we were in close communication the whole time!"
Citywide coverage
Wherever You're Buying in Philadelphia
Zoning varies block by block. We work across every neighborhood, including the ones investors are most active in.
- Fishtown
- Kensington
- Port Richmond
- Northern Liberties
- Brewerytown
- Fairmount
- Point Breeze
- Grays Ferry
- South Philadelphia
- Passyunk
- University City
- West Philadelphia
- Cobbs Creek
- Germantown
- Mt. Airy
- Frankford
- Mayfair
- Manayunk
- Roxborough
- Center City
Investor FAQ
Common Questions From Property Investors
I live out of state. Can you still handle everything?
Yes. Most of our investor clients never need to set foot in Philadelphia for their permitting or licensing work. Documents, filings and updates are handled digitally, and we appear in person with the City on your behalf.
Can you tell me what a property is zoned for before I buy?
Yes. A pre-purchase zoning review is one of our most common investor requests. We confirm current zoning, the legal use and unit count, permit history and any red flags before you commit capital.
Can I convert a single-family rowhome into a duplex or triplex?
It depends on the zoning district. In many of Philadelphia's rowhome districts, adding units requires approval from the Zoning Board of Adjustment. We review the property, explain the odds and the process, and handle the application and hearing if you move forward.
What does a Philadelphia rental property need to be compliant?
Generally a Commercial Activity License, a Rental License that renews each year, zoning that matches your unit count, a Certificate of Rental Suitability for each new lease, lead certification for buildings constructed before 1978, and the City's tenant handbook. We confirm the current requirements for your specific property.
What is a Certificate of Rental Suitability?
It's a certificate from the City confirming the unit is fit to rent. Landlords must provide it to tenants at the start of each new lease. We handle obtaining it as part of your rental compliance.
What if I bought a property with an expired or missing rental license?
This is common with recently acquired properties. We assess what's actually required to bring the property back into compliance, which is often faster and less expensive than owners expect.
Can you help with short-term rentals?
Yes. Whether a property can operate as a short-term rental depends on its zoning and whether it's your primary residence. We confirm eligibility first, then handle the licensing and any zoning approvals needed.
Can you manage licenses and permits across an entire portfolio?
Yes. We work with investors who own anywhere from a single rental to dozens of units, and track renewal dates and permit status across your full portfolio through one point of contact.
Will you work with my property manager, contractor or attorney?
Yes. We coordinate directly with your property manager, general contractor, architect, lender or attorney so everyone works from the same timeline.
How fast can you move on a permit?
Straightforward zoning verifications and permit applications typically take one to four weeks. Projects that need a variance or a Zoning Board hearing take longer, and we'll give you a realistic timeline upfront.