Overview

Short-term rentals are explicitly ALLOWED in Greensburg, PA, subject to specific zoning permits and comprehensive regulations outlined in Ordinance No. 2121, enacted July 12, 2021. Greensburg has established a detailed regulatory framework for short-term rentals that permits this business activity while ensuring compliance with safety, zoning, and community standards.

How to Start a Short-Term Rental Business in Greensburg

Step 1: Zoning Permit Application

• Required Action: Obtain a Zoning Permit before commencing any short-term rental activity
• Rationale: The commencement of short-term rental activity constitutes a change in property use
• Process: Submit application through the City of Greensburg Planning Department
• Authority: Per City Code §265-17(H), the Planning Director is authorized to prepare registration materials

Step 2: Property Assessment

Ensure your property meets all operational standards:

• Confirm zoning district permits short-term rentals (typically in commercial zones per §265-21(B)(12))
• Verify adequate on-site parking (1 car per bedroom maximum)
• Assess compliance with occupancy limits
• Ensure property can maintain residential appearance

Step 3: Designate Local Property Representative

• Requirement: Designate a local property representative available 24/7
• Response Time: Must respond within one hour to complaints
• Information Required: Name, address, and telephone contact number must be filed with the city
• Responsibility: Take remedial action to resolve complaints

Step 4: Insurance and Safety Compliance

• Obtain certificate of insurance documenting coverage as a short-term/vacation rental
• Install all required safety equipment (see safety requirements below)
• Schedule any required inspections

Required Documents, Permits, Licenses, and Guidelines

Essential Permits and Documentation

1. Zoning Permit

• Authority: City of Greensburg Planning Department
• Requirement: Mandatory before commencing operations
• Process: Application through Planning Director per Ordinance No. 2121, Section 9

2. Certificate of Insurance

• Requirement: Maintain on file with the city
• Coverage: Must document property is insured as short-term or vacation rental
• Updates: Must be kept current and up-to-date

3. Property Representative Information

• Required Information: Name, address, and 24/7 telephone contact number
• Filing: Must be kept on file with the city
• Availability: Must be available 24 hours per day, 7 days per week

4. Posted Information Notice Must be clearly visible and legible within the dwelling unit on or adjacent to the front door containing:

• Name of local property representative and 24-hour contact number
• 911 address of the property
• Maximum number of occupants permitted
• Maximum number of day guests permitted
• Maximum number of vehicles allowed on property
• Trash pickup day and storage requirements
• Parking restrictions

Safety Equipment Requirements

All short-term rentals must be equipped with:

• Smoke detectors in each bedroom
• Smoke and carbon monoxide detectors outside each bedroom in common hallways
• Smoke and carbon monoxide detectors on each floor
• GFCI outlets for outlets located within 6 feet of water source
• Aluminum or metal exhaust from dryer
• Fire extinguisher in kitchen, near furnace, and in garage (conspicuously located)
• Stairs (indoor and outdoor) in good condition
• Swimming pools, hot tubs, and spas must meet Pennsylvania Uniform Construction Code barrier requirements

Specific Regulations for Short-Term Rentals

Operational Standards

Occupancy Limits:

• Maximum: No more than 2 persons per bedroom plus 4 additional persons
• Absolute maximum: 14 occupants, whichever is less
• Day guests: 50% of maximum permitted occupancy allowed in addition to overnight occupants

Parking Requirements:

• Limited to available parking areas on the short-term rental property
• Prohibited: Parking in public street right-of-way or on lawns/vegetated areas
• Maximum: One car per bedroom permitted

Property Use Restrictions:

• Must maintain residential appearance consistent with surrounding uses
• Prohibited Activities: Wedding, banquet, reception, bachelor/bachelorette party, concert, fundraiser, sponsored events, or similar group activities
• Prohibited: Outdoor overnight sleeping, RV/camper/tent overnight occupancy

Conduct Standards:

• No disorderly conduct or disturbance of peace and quiet
• Prohibited: Loud, unusual, or excessive noise; tumultuous or offensive conduct; public indecency; threatening; traducing; quarreling; challenging to fight; fighting; creating dangerous or physically offensive conditions

Signage:

• No outdoor advertising signs related to the rental dwelling allowed on site

Trash and Refuse:

• Trash pickup day and storage notification required in posted information
• Trash and refuse shall not be left or stored on the exterior of the property

Zoning District Regulations

Permitted Districts: Short-term rentals are permitted as a use subject to rules and regulations set forth in §265-17(H) per §265-21(B)(12).

Commercial Zone Considerations: Additional provisions apply to kennel, pet-based uses, and veterinary establishments in commercial districts (C1 and C2) per §265-122(I).

State-Level Regulations (Pennsylvania)

Hotel Occupancy Tax

• Rate: 6% state hotel occupancy tax
• Local Add-ons: Varies by county (Allegheny County: additional 1% sales and use tax)
• Collection: Required for all short-term rentals under 30 days
• Registration: Must register for sales, use, and hotel occupancy tax license with Pennsylvania Department of Revenue

Licensing and Registration

• Booking Agents: Must collect and remit taxes on behalf of hosts
• Individual Hosts: Must register with Department of Revenue if not using booking agent exclusively
• Municipal Registry: Recommended that all short-term rentals be entered into municipal short-term rental registry

Safety and Building Codes

• Must comply with Pennsylvania Uniform Construction Code
• Subject to ongoing inspection requirements
• Pool and spa barrier requirements per state code

Liability and Insurance

• Operators liable for injuries, damages, and claims related to short-term rental use
• Required to hold harmless and indemnify the city
• Homeowner's insurance may not cover commercial rental activities
• Separate short-term rental insurance recommended

Contact Information

City of Greensburg

Primary Contact:

• Planning Director: Authorized to prepare registration materials
• City Administrator: Kelsye A. Hantz
• Mayor: Robert L. Bell

Mailing Address: Council of the City of Greensburg Greensburg, PA

Key Departments:

• Planning Department: Zoning permits and registration materials
• Code Enforcement: Compliance monitoring and inspections
• Building Department: Safety equipment and construction code compliance

State-Level Contacts

Pennsylvania Department of Revenue:

• Tax registration and hotel occupancy tax remittance
• Website: pa.gov/agencies/revenue

Pennsylvania Insurance Department:

• Insurance requirements and consumer protection
• Website: pa.gov/agencies/insurance

County-Level Contact

Westmoreland County:

• County Classification: Third Class (5% hotel tax authorized)
• Hotel Tax Rate: 5% maximum (varies by county classification)
• Contact local tax collection authority for current rates and collection procedures

Source Links

Greensburg Municipal Sources:

1. Greensburg Zoning Code - Ordinance No. 2121

Pennsylvania State Resources: 2. Pennsylvania Joint State Government Commission - Short-Term Rental Study

Additional State Resources: 3. Pennsylvania Department of Revenue - Home Sharing/Third Party Broker Rentals

4. Pennsylvania Insurance Department - Homeowners Insurance

Municipal Planning Resources: 5. Pennsylvania Municipalities Planning Code

This guide is based on the provided municipal ordinance and state regulations. Always verify current requirements with local authorities before establishing a short-term rental business.