Executive Summary: Are Short-Term Rentals Allowed in Bushkill, PA?

No. Short-term rentals are NOT permitted for new properties in Bushkill, PA (Lehman Township). Lehman Township has explicitly ceased issuing new STR licenses and prohibits any new short-term rentals in residential zones. This represents a "Red Light" regulatory environment for new STR operations.

Existing Operations: Properties with previously issued STR licenses can be transferred to new owners through a "Certificate of Non-Conformity" issued before closing, followed by a license reissue application under the new owner's name.

How to Start a Short-Term Rental Business in Bushkill, PA

Legal Pathway (Highly Restricted)

Given the current regulatory environment, the only legal pathway to operate a STR in Bushkill is:

1. Purchase Existing STR Property: Find a property with an existing, valid STR license
2. Certificate Transfer: Ensure the seller provides a "Certificate of Non-Conformity" issued by Lehman Township before closing
3. License Reapplication: Apply to have the license reissued under your name as the new owner

Alternative Approaches

• Zoning Variance Application: While mentioned as theoretically possible, no variances for STR use have been issued in Lehman Township
• Adjacent Communities: Consider neighboring municipalities with more permissive STR regulations
• Alternative Business Models: Consider long-term rental or other hospitality business models

Required Documents, Permits, Licenses, and Guidelines

For Transferring Existing STR License

Pre-Purchase Requirements:

• Certificate of Non-Conformity from current license holder
• Property purchase agreement

Post-Purchase Requirements:

• License reapplication form (if available)
• Proof of property ownership
• Current insurance coverage
• Contact information for local responsible party

General Compliance Requirements

• Liability Insurance: Minimum $500,000 general liability coverage
• Local Contact: Designated responsible party for emergency and non-emergency situations
• Tax Compliance: Pennsylvania state and local tax registration

Important Note

Lehman Township has effectively stopped processing new STR license transfers, making this pathway increasingly difficult and uncertain.

Specific Regulations: City/County/State Level

Local Level (Lehman Township - Pike County)

Prohibition Details:

• New short-term rentals not permitted in any residential zone
• No new licenses being issued
• Existing licenses may be transferred under strict conditions
• Licensing and transfer process has been effectively discontinued

Zoning Restrictions:

• STR use prohibited in all residential zoning districts
• No STR use permitted without existing license grandfathered status

County Level (Pike County)

Pike County does not appear to have county-wide STR regulations, leaving restrictions primarily at the township level.

State Level (Pennsylvania)

Legal Foundation: Pennsylvania municipalities derive STR regulatory authority from the 2019 Pennsylvania Supreme Court case "Slice of Life, LLC v. Hamilton Township Zoning Hearing Board." This ruling established that local zoning ordinances can exclude transient uses of property, providing municipalities broad authority to regulate STRs.

State Tax Requirements:

• Pennsylvania Hotel Occupancy Tax: 6% on rentals 29 nights or shorter
• Pennsylvania Sales Tax: 6% on gross rental receipts

Contact Information for Local Authority

Lehman Township (Bushkill, PA Municipality)

Primary Contact:

• Address: 193 Municipal Drive, Bushkill, Pennsylvania 18324
• Phone: (570) 588-9365
• Fax: (570) 588-1864
• Email: lehmanpk@ptd.net

Key Departments:

• Board of Supervisors: Contact for policy questions
• Zoning Officer: For zoning and permit inquiries
• Code Enforcement: For compliance and enforcement matters

Voting Locations:

• District #1: Lehman Township Municipal Building, Municipal Drive, Bushkill, PA 18324
• District #2: Bushkill Outreach and Community Center, 216 Lehman Park Road, Bushkill, PA 18324

Source References

1. Lehman Township Official Website - Short-Term Rentals Information

   • URL: www.lehmantownship.com/short-term-rentals/
   • Content: Official township policy on STR prohibition

2. Pocono Vacation Home Sales STR Scorecard (2025 Update)

   • URL: poconovacationhomesales.com/2022/03/01/str-scorecard-municipal-rules-on-short-term-rentals-in-the-poconos/
   • Content: Comprehensive municipality-by-municipality STR regulations analysis

3. BiggerPockets Community Discussion

   • URL: www.biggerpockets.com/forums/12/topics/928197-short-term-rentals-any-new-short-term-rentals-are-not-permitted
   • Content: Investor experiences and ongoing discussions about Lehman Township STR restrictions

Investment Recommendations

Risk Assessment

High Risk Investment Climate: The regulatory environment in Bushkill/Lehman Township represents significant investment risk due to:

• Complete prohibition of new STR operations
• Effective discontinuation of license transfers
• No active variance process for STR use
• Trend toward increased restriction

Strategic Considerations

1. Due Diligence: Always verify current license status before purchasing any property marketed for STR use
2. Legal Review: Engage local legal counsel familiar with Pike County land use regulations
3. Alternative Markets: Consider neighboring townships with more permissive STR regulations
4. Long-term Strategy: Monitor township policy for potential regulatory changes

Recommended Action Plan for STR Investors

Given the current prohibition, serious STR investors should:

1. Expand Search Radius: Look to Monroe County townships with STR-friendly regulations
2. Consult Local Experts: Work with local real estate professionals familiar with the regulatory landscape
3. Monitor Policy Changes: Stay informed about potential township policy modifications
4. Consider Alternative Investments: Evaluate other hospitality or real estate investment opportunities in the broader Poconos region

This regulatory environment requires careful consideration and professional guidance before making any investment decisions in Bushkill-area STR properties.