Overview: Are Short-Term Rentals Allowed in Elizabethtown, PA?

Yes, short-term rentals are allowed in Elizabethtown, PA, but with important restrictions and regulatory requirements. As of April 2023, Elizabethtown Borough Council approved an ordinance specifically allowing short-term rental accommodations in the downtown business district. Under this ordinance, owners of commercial property in the business district may rent residential space above their properties for periods of 30 days or less. However, outside of the downtown business district, short-term rentals appear to be subject to broader rental unit regulations and inspections. The borough has established a comprehensive regulatory framework that includes annual inspections, licensing requirements, and specific safety standards for all rental properties, including short-term accommodations.

How to Start a Short-Term Rental Business in Elizabethtown

Step 1: Property Location and Zoning Verification

For a legitimate short-term rental operation in Elizabethtown, you must first verify that your property is located in an appropriate zoning district. Currently, short-term rentals are explicitly permitted in the downtown business district. If your property is outside this area, you should contact the borough planning office to confirm whether short-term rentals are permitted under current zoning classifications or if a variance would be required.

Step 2: Obtain Required Registration

Elizabethtown requires separate registration for each short-term rental property. The registration process includes:

• Completing the Short-Term Rental Property Information form
• Filing by January 30th of each year
• Providing detailed property information including street address, number of bedrooms, parking spaces, and property identifiers (PIN and Parcel numbers)
• Identifying whether the rental will be a whole-house or partial-house rental

Step 3: Secure Liability Insurance

Proof of liability insurance coverage is mandatory to operate a short-term rental property in Elizabethtown. The borough requires acknowledgment that adequate insurance coverage is in effect for the property's operation as a short-term rental.

Step 4: Comply with Safety Standards

All short-term lodging accommodations in Elizabethtown must undergo annual inspections. Additionally, properties must be equipped with ten-year sealed lithium battery smoke detectors at locations required by the Existing Structures and Property Maintenance Code, unless the unit has an operational hard-wired smoke detection system.

Step 5: Establish Local Contact

You must identify a local contact person who would be available to respond to issues related to the property's operation if you (as owner or operator) are unavailable. This person must be reachable by phone and email.

Step 6: Ensure Tax Compliance

By registering and signing the acknowledgment form, you acknowledge awareness of all local and state laws pertaining to short-term rental operation, including requirements to pay all sales and occupancy taxes.

Required Documents, Permits, Licenses, and Guidelines

Required Documents:

1. Short-Term Rental Property Information Form - Available from the borough, requires separate forms for each property
2. Property Owner Information - Including name, mailing address, phone, and email
3. Operator Information (if applicable) - Including the same contact details
4. Local Contact Information - Including name, phone, and email of person available to respond to property issues
5. Liability Insurance Documentation - Proof of coverage
6. Acknowledgment Statement - Signed acknowledgment of awareness of local and state laws and tax obligations

Property Information Required:

• Street address of the rental property
• Total number of bedrooms in the house
• For partial house rentals: subdivision information, PIN number, number of bedrooms rented
• Parcel number
• Number of parking spaces
• For partial house short-term rentals: the number of parking spaces must equal the minimum required for the single-family dwelling plus one additional space for the short-term rental use

Safety and Compliance Requirements:

• Ten-year sealed lithium battery smoke detectors (or operational hard-wired system)
• Annual inspection schedule
• Compliance with parking requirements
• Compliance with noise and nuisance regulations

Specific Regulations for Short-Term Rentals

Borough-Level Regulations:

1. Annual Registration Requirement - Each property must be registered by January 30th of each year
2. Annual Inspections - Short-term lodging accommodations are subject to annual inspections
3. Insurance Requirement - Liability insurance coverage must be maintained
4. Local Contact Requirement - Must designate a reachable local contact
5. Parking Requirements - For partial house rentals, parking spaces must equal the minimum required for the single-family dwelling plus one additional space for the short-term rental use
6. Maximum Stay - Limited to 30 days or less in the downtown business district
7. Safety Equipment - Must have appropriate smoke detection systems

County and State Regulations:

• State Hotel Tax - Short-term rentals are typically subject to Pennsylvania state hotel tax
• Sales Tax - All applicable state and local sales taxes must be paid
• Lancaster County Regulations - Must comply with any county-level regulations governing short-term rentals

Violation Penalties:

Elizabethtown has established a progressive penalty structure for violations of rental unit regulations:

• First Offense: $100 to $1,000 plus all costs of prosecution, including Borough attorney's fees
• Second Offense: $200 to $1,000 plus all costs of prosecution, including Borough attorney's fees
• Third or Subsequent Offense: $300 to $1,000 plus all costs of prosecution, including Borough attorney's fees

Each day that a violation continues and each section of the code violated constitutes a separate offense.

Contact Information

Elizabethtown Borough:

• Address: One Municipal Drive, Elizabethtown, PA 17022
• Website: www.wdtwp.com
• Phone: 717.367.7178
• Fax: 717.367.8982

Code Enforcement:

• Contact: Code Compliance Official
• Enforcement Authority: Borough Council and Borough Solicitor

Lancaster County:

• Planning Commission: Provides guidance on short-term rental regulations
• Tax Collection: For state and local tax obligations

Links to Source Pages

1. Short-Term Rental Registration Form: wdtwp.com/site/2102wdtw/Short_Term_Rental_Registration.pdf

2. Elizabethtown Borough Code of Ordinances (Draft Ordinance No. 1007): www.etownonline.com/sites/g/files/vyhlif3091/f/uploads/draft_ordinance_no.1007-_misc_ordinances_changes.pdf

3. News Article on STR Approval in Downtown Business District: lancasteronline.com/news/regional/elizabethtown-to-allow-short-term-rentals-in-downtown-business-district/article_fa8090a2-daf0-11ed-b4ae-fbfeba038143.html

4. Chester County Planning Commission - Short-Term Rental Guidance: www.chescoplanning.org/MuniCorner/eTools/15-ShortTermRentals.cfm

Important Note: This guide is based on publicly available information as of the knowledge cutoff date. Short-term rental regulations are evolving rapidly, and investors should confirm current requirements with local authorities before making investment decisions. The downtown business district restriction represents the clearest approval pathway for short-term rentals, but other areas of the borough may have different or more restrictive regulations.