Short-Term Rental (STR) Regulatory Guide for East Earl Township, PA

This guide is written for STR investors and operators in East Earl Township, Lancaster County, PA. It summarizes how the township’s zoning and administrative rules apply to lodging businesses offering stays for compensation, and provides a practical pathway to launch and operate compliantly.

Important note on terminology: East Earl Township’s zoning ordinance does not use the term “short-term rental.” Instead, lodging for compensation is regulated through two distinct use types: “Bed and Breakfast Establishment” and “Boarding Home.” Both can serve transient guests; your permitting path depends on which use fits your business model and property zoning.

Overview: Are STRs allowed in East Earl?

• Yes—East Earl allows lodging for compensation under specific, defined uses.
• Short-term rentals are generally permissible as:
  • Bed and Breakfast Establishment (Section 2205.I), if the operation meets the ordinance’s standards.
  • Boarding Home (Section 2205.J), which allows lodging with or without meals and may include transient occupancy.
• Hotels are defined in the zoning code but are not listed as permitted or conditional uses within the districts included in the excerpt. If you intend to operate a traditional hotel or motel, you must verify whether any zoning district or a future amendment permits such a use; this excerpt does not show an explicit allowance in the listed districts.

Bottom line: If you plan to rent rooms to transient guests for compensation, a Bed and Breakfast (with optional breakfast service) or a Boarding Home is your legally recognized pathway. Your ability to operate will depend on your zoning district and compliance with the use standards in Sections 2205.I and 2205.J.

How to start a short-term rental business in this market

1. Determine your use category

   • If you will rent rooms to transient guests and provide breakfast, choose “Bed and Breakfast Establishment.”
   • If you will rent rooms with or without meals, and you may host both transient and longer-term guests, choose “Boarding Home.”
   • If you intend to operate a traditional hotel/motel, confirm zoning district allowances first (see “Specific regulations” below).

2. Confirm zoning district eligibility

   • The provided excerpt lists permitted and special exceptions/conditional uses by district. Prior to launching, you must confirm which district(s) permit Bed and Breakfast or Boarding Home as:
     • Permitted Uses
     • Special Exceptions (reviewed by the Zoning Hearing Board)
     • Conditional Uses (reviewed by the Board of Supervisors after Planning Commission recommendation)
   • Note: The excerpt shows numerous residential (RL, RM), conservation/open space (CO), commercial (CN, CG), and agricultural (AG) districts. District-specific allowances for Bed and Breakfast and Boarding Home are not visible in the truncated excerpt and must be verified in the full ordinance text or with the Zoning Officer.

3. Meet zoning and performance standards

   • Bed and Breakfast: Comply with the standards set forth in Section 2205.I.
   • Boarding Home: Comply with the standards set forth in Section 2205.J.
   • Ensure compliance with district-specific dimensional requirements (height, setbacks, lot coverage) and off-street parking/access standards (Articles IV–XII and XIX).
   • If the property is in the Agricultural (AG) district, note that the AG district is intended to preserve prime agriculture and farmland; any non-agricultural lodging use must be clearly compatible with this purpose. Confirm Bed and Breakfast/Boarding Home allowances in the AG district before proceeding.
   • Floodplain/watershed constraints may apply. If the property lies within the WMWC district or floodplain areas (Articles VI and XV), additional standards will apply.

4. Secure required permits

   • Zoning Permit (Article XXIII): Required for any land use or structure subject to this ordinance.
   • Zoning Permit for No-Impact Home-Based Businesses/Home Occupations (Section 2310): If your STR includes small-scale on-site services (beyond lodging), verify whether a No-Impact or Home Occupation permit is needed.
   • Certificate of Use and Occupancy (Section 2311): Issued by the Zoning Officer after construction/completion and upon confirming that all ordinance and code requirements are satisfied.
   • Uniform Construction Code (Building Permit) (Article I reference to Building Code): The township’s Building Code is the East Earl Township Uniform Construction Ordinance (UCC). Any construction, alterations, or structural changes require compliance with UCC standards and permits.

5. Build and finish

   • Complete any required construction or alterations under UCC permits.
   • Comply with dimensional, parking, access, and site design requirements for your zoning district.

6. Obtain final occupancy

   • Apply for the Certificate of Use and Occupancy; only after issuance should you begin offering lodging for compensation.

7. Ongoing compliance

   • Maintain compliance with zoning use standards (Sections 2205.I and 2205.J).
   • Maintain compliance with off-street parking, signs, lighting, outdoor storage, buffer yards, and all other general regulations (Articles XVII, XVIII, XIX).
   • Respond promptly to complaints or enforcement inquiries (Article XXVI).

Required documents, permits, licenses, and guidelines

• Zoning Permit (Article XXIII, Section 2304)
  • Submit application to the Zoning Officer; include required plan information and use details.
• Zoning Permit for Home-Based Business (Section 2310)
  • If you provide on-site services in addition to lodging, determine whether a No-Impact/Home Occupation permit applies.
• Certificate of Use and Occupancy (Section 2311)
  • Required upon completion/change of use to certify compliance with all ordinance requirements and applicable codes.
• Uniform Construction Code/Building Permit
  • Required for construction/alterations per the township’s Building Code (UCC).
• Permitted/Exception/Conditional Use approvals (as applicable)
  • If your use is a special exception or conditional use, you must obtain the appropriate approvals through the Zoning Hearing Board or Board of Supervisors, respectively (Article XXII).
• Evidence of compliance with other applicable laws
  • Verify any state or county requirements (e.g., lodging taxes, health/safety standards) with the appropriate state/county agencies. The excerpt does not include state-level STR statutes; consult the Pennsylvania Municipalities Planning Code (Act 247) and relevant state agencies for any additional obligations.

Specific regulations for short-term rentals (city/township, county, and state)

• Township-level (East Earl Township Zoning Ordinance)

  • Lodging for compensation is recognized through:
    • Bed and Breakfast Establishment (Section 2205.I): Standards specific to transient lodging with optional breakfast. Must meet district and performance standards.
    • Boarding Home (Section 2205.J): Allows lodging, with or without meals, and may include transient occupancy. Subject to district and performance standards.
  • Use categories and approvals:
    • Permitted Uses: May operate as-of-right in a zoning district that lists Bed and Breakfast or Boarding Home as permitted.
    • Special Exceptions: Requires approval by the Zoning Hearing Board where listed as a special exception.
    • Conditional Uses: Requires Board of Supervisors approval after Planning Commission recommendation, where listed as conditional.
  • Dimensional and operational standards:
    • District standards (Articles IV–XII): Confirm allowable densities, height, setbacks, lot coverage, and off-street parking/access requirements for your district.
    • General regulations (Article XVII): Includes performance standards, buffer yards and screen plantings, outdoor storage controls, lighting, and other operational standards.
    • Signs (Article XVIII): All signage must comply with placement, safety, illumination, and district-specific sign standards.
    • Parking and loading (Article XIX): Off-street parking/access standards apply; failure to comply can lead to enforcement.
    • Floodplain and watershed (Articles XV and VI): If the site is within these areas, additional constraints apply.
    • Accessory use considerations: Ensure the STR and any accessory operations (e.g., small-scale services) comply with accessory use regulations (Article XVI) and Section 2310 for home-based business permits.
  • Administration and enforcement:
    • Zoning Officer (Articles XXIII and 2303): Administers permits and Certificates of Use and Occupancy.
    • Certificate of Use and Occupancy (Section 2311): Required before operation.
    • Zoning Hearing Board (Article XXV): Handles special exceptions and variances.
    • Board of Supervisors (Article XXII, Section 2312): Handles conditional use approvals.
    • Violations and enforcement (Article XXVI): Township enforcement remedies apply for non-compliance.

• County-level

  • The excerpt does not provide county-specific short-term rental rules. Confirm any county requirements (e.g., hotels/boarding home licensing, tax collection/registration, or health and safety inspections) with Lancaster County.

• State-level (Pennsylvania)

  • The excerpt references Act 247, the Pennsylvania Municipalities Planning Code, as the enabling statute for the township’s zoning.
  • The excerpt does not include Pennsylvania statutes specific to short-term rentals (e.g., registration or tax obligations). Consult the Pennsylvania General Assembly and state agencies for any state-level requirements that may apply to STRs.

• Zoning district-specific guidance (based on the excerpt)

  • AG (Agricultural): Intended to preserve prime agriculture and farmland. Non-agricultural lodging uses must be demonstrably compatible with this purpose. Confirm whether Bed and Breakfast or Boarding Home is listed as permitted/special exception/conditional in the AG district.
  • RL/RM (Residential Low and Medium Density): Residential districts; verify whether lodging uses are permitted or require special exception/conditional approval in the full ordinance text.
  • CN (Commercial Neighborhood) and CG (Commercial General): Commercial districts; review whether lodging uses are permitted or require special exception/conditional approval. Hotels are defined but not shown as permitted uses in the excerpt.
  • CO (Conservation/Open Space) and WMWC (Welsh Mountain Watershed Conservation): Environmentally sensitive; expect stricter performance and site standards. Confirm lodging allowances and any special provisions.

Important: Because the provided excerpt is truncated, you must verify district-level allowances and specific use standards directly in the full ordinance text or with the Zoning Officer before committing capital or filing applications.

Contact information (local authority in charge of STRs)

• East Earl Township
  • Phone: Contact the township office to confirm the Zoning Officer’s direct line.
  • Email: Contact the township office to confirm the Zoning Officer’s email.
  • Website: eastearltwp.org
  • Authority: Zoning Officer (administration of zoning permits and Certificates of Use and Occupancy); Board of Supervisors (conditional uses); Zoning Hearing Board (special exceptions).

Note: The excerpt does not provide direct phone numbers or emails. Confirm current contacts through the township website or office.

Source pages (links)

• East Earl Township Zoning Ordinance (2017 Amended and Restated; Proposed Version 10):
  • eastearltwp.org/images/documents/EAST_EARL_Proposed_Zoning_Ordinance_Ver_10.pdf

Practical checklist for investors and operators

• Decide whether your model fits Bed and Breakfast (transient lodging, optional breakfast) or Boarding Home (lodging with/without meals, may include transient guests).
• Verify zoning district allowances for your chosen use (permitted vs. special exception vs. conditional).
• Confirm dimensional standards (height, setbacks, coverage), parking/access, and any floodplain/watershed constraints.
• Submit Zoning Permit and any required Home-Based Business permits (Section 2310).
• Obtain Building Permit (UCC) if any construction or alterations are planned.
• Complete construction/alterations; schedule inspections as required by UCC.
• Apply for Certificate of Use and Occupancy (Section 2311); do not begin lodging operations until issued.
• If special exception or conditional approval is needed, prepare and submit the application through the Zoning Hearing Board or Board of Supervisors, respectively, and attend hearings as required.
• After occupancy approval, set up operations to comply with signs (Article XVIII), parking (Article XIX), lighting/outdoor storage (Article XVII), and any other applicable general regulations.
• Maintain records; address complaints promptly to avoid violations (Article XXVI).

Because the excerpt is truncated and district-specific allowances are not fully visible, always confirm the complete text and current contact details with the Zoning Officer before investing or opening.