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

Short-term rentals are allowed in Wellsboro, PA, but with significant restrictions. As of November 2024, Wellsboro has implemented one of the most restrictive short-term rental ordinances in Pennsylvania. Non-owner-occupied short-term rentals are prohibited. Only owner-occupied STRs are permitted, with limited grandfathering for properties that were operating before the original 2018 ordinance requiring owner occupation.

This represents a clear stance from the borough council following years of debate and public opposition to allowing non-owner-occupied STRs. The council explicitly rejected proposals that would have allowed some non-owner-occupied STRs in specific zones, instead maintaining a prohibition on all such operations.

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

Starting a STR business in Wellsboro requires careful navigation of the borough's restrictive regulations:

Owner-Occupied STRs

• Owner must reside in the property as their primary residence
• Initial registration fee: $450
• Annual renewal fee: $250
• Minimum rental period: 30 consecutive days maximum
• Parking requirement: Off-street parking must be provided
• Signage limitation: Maximum 4 square feet on one wall
• Building modifications: Exterior modifications are restricted

Grandfathered Non-Owner-Occupied STRs

Properties that were operating before the 2018 ordinance are treated differently:

• Registration required: Must register with the borough and pay fees
• Property manager requirement: Must employ a property manager
• Manager accessibility: Manager must be available 24/7 and live within 15 miles
• Documentation required: Initial building inspection and annual certificate of occupancy
• Owner occupation: Not required due to grandfathered status

Bed and Breakfast Alternative

For those seeking hospitality income without STR restrictions:

• Conditional use permit required
• Fee: $750 initial fee (primarily for advertising and hearing costs)
• Operational flexibility: More traditional hospitality model

Required Documents, Permits, Licenses, and Guidelines

For Owner-Occupied STRs:

1. Registration Application ($450 fee)
2. Annual Renewal ($250 fee)
3. Proof of Owner Occupation
4. Off-Street Parking Verification
5. Compliance with Signage Limits

For Grandfathered Non-Owner-Occupied STRs:

1. Registration Application ($450 fee)
2. Annual Renewal ($250 fee)
3. Initial Building Inspection Report
4. Annual Certificate of Occupancy
5. Property Manager Agreement (24/7 availability, within 15 miles)
6. Property Manager Contact Information (for posting at property)

For Bed and Breakfast Operations:

1. Conditional Use Permit Application ($750 fee)
2. Public Hearing Process
3. Zoning Compliance Verification
4. Parking and Safety Compliance

State-Level Requirements (All STRs):

1. Pennsylvania State Sales Tax Registration (6% tax collection)
2. Tioga County Hotel Tax Registration (5% local tax)
3. Business Registration (if applicable)

Specific Regulations for Short-Term Rentals

Borough of Wellsboro STR Regulations

Prohibition on Non-Owner-Occupied STRs:

• Complete ban on STRs where the owner does not reside on-site
• Grandfathered properties from pre-2018 operations receive limited protection
• Council explicitly rejected allowing non-owner-occupied STRs in commercial districts

Owner-Occupied STR Requirements:

• Owner must live in the property as primary residence
• Maximum rental period of 30 consecutive days
• Off-street parking required
• Signage limited to 4 square feet on one wall
• Exterior building modifications restricted
• Property must comply with all building and safety codes

Grandfathered STR Provisions:

• Must register with borough and pay fees
• Property manager required (24/7 availability, within 15 miles)
• Annual certificate of occupancy required
• Must provide building inspection reports
• Contact information must be posted at property

Enforcement Status:

• Council placed enforcement "on hold" pending further discussion -owners expressed concerns about fees and inspection requirements
• Council acknowledged need for clearer guidance on compliance processes

Tioga County Regulations

• County hotel tax of 5% applies to all short-term rentals
• Standard county health and safety regulations apply
• No additional county-level STR permits required

Pennsylvania State Regulations

• 6% state sales tax must be collected from guests
• Standard landlord-tenant law applies for longer-term rentals
• No state-level STR licensing requirements
• Property must meet all state health and safety standards

Contact Information for Local STR Authorities

Borough of Wellsboro

Primary Contact:

• Phone: (570) 724-2287
• Address: 25 East Ave, Wellsboro, PA 16901
• Website: www.wellsboroborough.com

Key Officials:

• Borough Secretary: Any Kane Perry (contact through main number)
• Council Members:
  • Matt DeCamp
  • Louis Prevost
  • Rhonda Pearson
  • Julie Henry
  • Rachel Smith
  • Mike Wood

Code Enforcement:

• Contact through borough office for building inspections and occupancy certificates

Tioga County

Tax Collection:

• Contact Tioga County for hotel tax registration and collection requirements

Planning Commission:

• Reviewed STR ordinances (45-day review period completed)

Important Source Links

1. Wellsboro Borough STR Ordinance Details: www.tiogapublishing.com/the_wellsboro_mansfield_gazette/news/local/wellsboro-tightens-short-term-rental-ordinance/article_a2d04784-a746-11ef-b1ff-effd45e6a882.html

2. STR Owner Concerns and Enforcement Status: www.tiogapublishing.com/the_wellsboro_mansfield_gazette/news/local/short-term-rental-owners-question-new-requirements/article_b6175b62-4e06-4f95-8bd0-4d80a3aa2a1c.html

3. Wellsboro Zoning Ordinance (including STR provisions): www.wellsboroborough.com/media/attachments/2018/07/03/final-zoning-ordinance-688-and-map.pdf

4. Wellsboro Borough Main Website: www.wellsboroborough.com

5. Wellsboro Gazette Local Coverage: www.tiogapublishing.com/the_wellsboro_mansfield_gazette/

Investment Implications and Market Analysis

Wellsboro's STR market presents significant challenges for investors:

Restrictive Environment:

• Non-owner-occupied STRs are prohibited, eliminating investment rental opportunities
• Only owner-occupied properties can legally operate as STRs
• Grandfathered properties may offer limited investment opportunities but with substantial compliance costs

Compliance Costs:

• High registration and renewal fees ($450 initial, $250 annually)
• Required inspections and annual certificates of occupancy
• Property manager costs for grandfathered properties

Alternative Investment Strategies:

• Consider bed and breakfast operations with conditional use permits
• Focus on longer-term rental investments (traditional leasing)
• Explore other Pennsylvania markets with less restrictive STR regulations

The borough's clear stance against non-owner-occupied STRs reflects a broader trend among Pennsylvania municipalities to regulate or restrict STRs to preserve long-term housing availability and neighborhood character. Investors should carefully consider these restrictions when evaluating Wellsboro market opportunities.