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Jackson Township, Pennsylvania Short-Term Rental Regulation: A Guide For Airbnb Hosts
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Disclaimer: This article is for informational purposes only and not legal advice. Regulations could have changed since this article was published. Check local zoning authorities and consult a legal professional before making any decisions.
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What are Short-Term Rental (Airbnb, VRBO) Regulations in Jackson Township, Pennsylvania?
Short-term rentals (STRs) have become increasingly popular in Jackson Township, Pennsylvania, offering visitors unique accommodation options and property owners additional income. However, operating an STR in Jackson Township requires navigating specific regulations and obtaining the necessary permits. This article will explore the key rules and requirements for running a short-term rental business in Jackson Township.
Starting a Short-Term Rental Business in Jackson Township
To legally operate a short-term rental in Jackson Township, property owners must comply with the township's Short-Term Rental Ordinance, which was enacted in 2018 and amended in 2023. Here are the essential steps and requirements:
Obtain a Short-Term Rental Permit: No property owner in Jackson Township can operate or advertise a short-term rental without first obtaining a Short-Term Rental Permit from the Zoning Officer16. This permit must be renewed annually.
Application Requirements: The permit application must include detailed information such as:
- Owner's contact information
- Property's E-911 address
- Maximum occupancy and number of day guests allowed
- Parking information
- Trash pickup details
- Safety equipment specifications
Occupancy Limits: Jackson Township imposes strict occupancy limits for short-term rentals. The maximum number of overnight occupants is calculated as two persons per bedroom plus four additional persons. For example:
- 2 bedrooms: 8 occupants maximum
- 3 bedrooms: 10 occupants maximum
- 4 bedrooms: 12 occupants maximum
- 5 bedrooms: 14 occupants maximum
Safety Requirements: Short-term rentals must be equipped with essential safety features, including:
- Smoke detectors in each bedroom and common areas
- Carbon monoxide detectors (if applicable)
- Fire extinguishers
- GFI outlets near water sources
- Proper dryer exhaust systems
Septic System Compliance: The number of bedrooms permitted for a short-term rental cannot exceed the number approved on the property's sewage permit. Properties without a sewage permit on record are limited to three bedrooms unless approved by the Sewage Enforcement Officer6.
Prohibited Activities: The ordinance outlines several prohibited activities for short-term rentals, including:
- Overnight occupancy of recreational vehicles, camper trailers, and tents on the property
- Outdoor overnight sleeping
- Use of fireworks, floating lanterns, and burning barrels
- Subleasing the property
- Use of gas-powered recreational vehicles (e.g., dirt bikes, ATVs)
Noise and Disturbance: Property owners are responsible for promptly addressing any noise complaints or disturbances caused by their guests.
Zoning Restrictions: Short-term rentals are not permitted in the Residential (R2) Medium Density Residential District and the Recreational Residential (RR) District.
Inspections: The township may conduct inspections to ensure compliance with the ordinance.
Penalties: Violations of the short-term rental ordinance can result in fines ranging from $300 to $1,000 per violation, with each day of non-compliance considered a separate violation.
It's important to note that regulations can change, and property owners should always consult the most up-to-date ordinances and seek legal advice if necessary. Additionally, some communities within Jackson Township may have their own restrictions on short-term rentals.
Short-Term Rental Licensing Requirement in Jackson Township
To operate a short-term rental (STR) in Jackson Township, Pennsylvania, property owners must obtain a Short-Term Rental Permit. This licensing process ensures compliance with local regulations and promotes safe, responsible rental practices. Here's a comprehensive list of requirements based on the official township ordinances:
Application Requirements:
- Completed Short-Term Rental Permit application form
- Owner's contact information (name, address, phone number, email)
- Property's E-911 address
- Floor plans identifying all rooms, including specific locations and dimensions of bedrooms
- Total number of bedrooms
- Site plan showing property lines, driveways, structures, and parking spaces
- Location and details of the sewage disposal system (if not on central sewer)
- Septic system evaluation certificate (if applicable)
- Copies of current Monroe County Hotel Room Excise Tax Certificate and Pennsylvania Sales and Use Tax Permit
- Consent for property inspection
- Copy of the current recorded property deed
- Proof of liability insurance (minimum $500,000 coverage)
- Written notice to the owner's association (if applicable) indicating intent to operate an STR
Submission Process:
- Submit all required documents and the application fee to the Jackson Township Zoning Officer
- Application fee: $1,000 for initial permits, $750 for annual renewals
- Additional $100 fee for biennial inspections (starting in 2025)
Timeline:
- The township does not specify an exact processing time, but permits are typically issued shortly after a satisfactory inspection
- Permits are valid for one year and must be renewed annually
Inspection Requirements:
- Initial inspection required for new permits
- Biennial inspections for renewals (every two years)
- Up to two inspections included in the initial permit fee
- Additional inspections (if needed) incur a $100 fee each
Penalties for Non-Compliance:
- Operating or advertising an STR without a valid permit is illegal in Jackson Township. Violations can result in:
- Fines ranging from $300 to $1,000 per violation
- Each day of non-compliance is considered a separate violation
- Potential revocation of the Short-Term Rental Permit
- Legal action, including injunctions to enforce compliance
It's crucial for property owners to obtain the necessary permits before listing or operating their short-term rentals to avoid these significant penalties.
Required Documents for Jackson Township Short-Term Rentals
To obtain a Short-Term Rental Permit in Jackson Township, property owners must submit several essential documents. Here's a comprehensive list of required paperwork, along with explanations of their purpose and where to obtain them:
Completed Short-Term Rental Permit Application Form
- Purpose: To provide basic information about the property and owner
- Where to get it: Jackson Township website or office
Floor Plans
- Purpose: To identify all rooms, including specific locations and dimensions of bedrooms
- Where to get it: Create yourself or hire a professional
Site Plan
- Purpose: To show property lines, driveways, structures, and parking spaces
- Where to get it: Create yourself or hire a surveyor
Septic System Evaluation Certificate
- Purpose: To certify the system is functioning properly and was pumped within the last three years
- Where to get it: Licensed septic system inspector or pumper
Monroe County Hotel Room Excise Tax Certificate
- Purpose: To prove registration for local lodging taxes
- Where to get it: Monroe County Treasurer's Office
Pennsylvania Sales and Use Tax Permit
- Purpose: To demonstrate compliance with state tax requirements
- Where to get it: Pennsylvania Department of Revenue
Property Deed
- Purpose: To establish ownership of the rental property
- Where to get it: Monroe County Recorder of Deeds office
Proof of Liability Insurance
- Purpose: To show coverage of at least $500,000 for the rental property
- Where to get it: Your insurance provider
Written Notice to Owner's Association
- Purpose: To inform the HOA of intent to operate a short-term rental (if applicable)
- Where to get it: Create yourself
Photograph of the Rental Dwelling
- Purpose: To provide visual documentation of the property
- Where to get it: Take it yourself or hire a photographer
Proof of Trash Removal Services
- Purpose: To ensure proper waste management
- Where to get it: Your contracted waste management company
Trespass Waiver
- Purpose: To allow the Enforcement Officer access for inspections
- Where to get it: Jackson Township office
E-911 Address Verification
- Purpose: To ensure accurate emergency response information
- Where to get it: Monroe County Control Center
These documents are crucial for obtaining and maintaining a Short-Term Rental Permit in Jackson Township. They help ensure that rental properties meet safety standards, comply with local regulations, and contribute to the local economy through proper tax collection.
Remember that all documentation must be submitted together with the non-refundable permit fee of $1,000 for initial applications or $750 for annual renewals. Additionally, starting in 2025, a $100 fee will be required for biennial inspections.
By providing these documents, property owners demonstrate their commitment to operating safe and legal short-term rentals in Jackson Township, contributing to a positive experience for both visitors and residents.
Jackson Township Short-Term Rental Taxes
Operating a short-term rental in Jackson Township, Pennsylvania, involves several tax obligations. Understanding these taxes is crucial for compliance and proper financial planning. Here's a breakdown of the applicable taxes:
Monroe County Hotel Room Excise Tax
- Rate: 3% of gross room receipts
- Applies to: All short-term rentals in Monroe County
- Payment: Quarterly to the Monroe County Treasurer
- Note: Even if Airbnb collects this tax, you must still register your property and submit quarterly forms
Pennsylvania Hotel Occupancy Tax
- Rate: 6% of the listing price (including cleaning fees and guest fees)
- Applies to: Reservations of 29 nights or shorter
- Collection: Often handled by platforms like Airbnb and Vrbo
- Note: Registration with the state is still required
Local Sales Tax
- Rate: 1% of the listing price (including cleaning fees and guest fees)
- Applies to: Reservations of 29 nights or shorter in Allegheny and Philadelphia counties
- Collection: Administered by the state
Locally Administered Occupancy Taxes
- Rate: Typically 0%-8.5% of the listing price (including cleaning fees)
- Applies to: Reservations of 29-30 nights or shorter, varies by city and county
- Note: Check with local finance departments for specific rates
It's important to note that even if platforms like Airbnb or Vrbo collect these taxes on your behalf, you are still required to register your property with the appropriate authorities and may need to file regular tax returns.
Possible Write-offs and Deductions
Short-term rental hosts in Jackson Township can potentially reduce their tax burden through various deductions:
- Operating expenses: Cleaning fees, maintenance costs, and supplies
- Property-related expenses: Mortgage interest, property taxes, and insurance
- Utilities: Electricity, water, gas, and internet services
- Depreciation: For furniture, appliances, and the property itself
- Professional services: Accounting, legal, or property management fees
- Marketing costs: Advertising and photography expenses
- Travel expenses: If you travel to manage or maintain your rental property
Remember, if you use the property for personal use as well, you'll need to apportion these expenses based on the time the property is used as a rental.
Pennsylvania Wide Short-Term Rental Rules
While Pennsylvania does not have comprehensive state-wide legislation specifically targeting short-term rentals, there are several state-level requirements that affect hosts in Jackson Township and across the commonwealth:
Pennsylvania Hotel Occupancy Tax
Short-term rental operators in Pennsylvania are required to collect and remit a 6% state hotel occupancy tax on reservations of 29 nights or shorter. This tax applies to the full listing price, including cleaning fees and guest fees.
Pennsylvania Sales and Use Tax Permit
Hosts who book rentals directly with guests (without using a third-party platform) are required to obtain a Pennsylvania Sales and Use Tax Permit from the Department of Revenue. However, if a host exclusively uses third-party booking platforms like Airbnb or Vrbo, they may not need to obtain this permit, as these platforms often collect and remit taxes on behalf of hosts.
Local Tax Registration
While not a state-wide rule, many Pennsylvania municipalities require short-term rental hosts to register for local taxes, such as the Monroe County Hotel Room Excise Tax in Jackson Township's case.
Zoning Considerations
Pennsylvania case law generally acknowledges that municipalities may regulate short-term rentals through zoning ordinances. This means that while there's no state-wide zoning law for short-term rentals, local zoning regulations are typically upheld when challenged in court.
Safety Standards
While not specific to short-term rentals, all rental properties in Pennsylvania must comply with basic safety standards as outlined in the Landlord and Tenant Act. This includes providing functioning smoke detectors, maintaining safe electrical systems, and ensuring proper sanitation.
Insurance Requirements
As of 2025, there is no state-wide insurance requirement specific to short-term rentals. However, many municipalities, including Jackson Township, require hosts to maintain liability insurance coverage for their rental properties.
It's important to note that while these state-wide rules provide a framework, much of the regulation of short-term rentals in Pennsylvania is left to local jurisdictions. Hosts in Jackson Township and other areas should always consult their local ordinances and potentially seek legal advice to ensure full compliance with all applicable regulations.
Does Jackson Township Strictly Enforce STR Rules?
Jackson Township is not particularly Airbnb-friendly compared to other cities, and it does enforce its short-term rental regulations quite strictly. The township has implemented a comprehensive ordinance that governs short-term rentals, and officials actively work to ensure compliance.
Based on discussions from Bigger Pockets and Reddit forums, it's clear that Jackson Township takes its STR rules seriously. Many hosts have reported facing challenges when attempting to operate short-term rentals in the area. One user on Bigger Pockets mentioned that "the township and my neighbors are extremely anti-airbnb due to the number of crappily-run ones that popped up in the townships just to our north over the years that have been a pain in the ass to their neighborhoods".
The township requires all short-term rental operators to obtain a permit, which involves a rigorous application process and annual renewals. Inspections are mandatory, and the township has the authority to revoke permits for non-compliance. The hefty initial permit fee of $1,000 and annual renewal fee of $750 further demonstrate the township's commitment to regulating the industry.
While some hosts may attempt to operate without proper permits, it's a risky endeavor in Jackson Township. The ordinance includes substantial penalties for violations, with fines ranging from $300 to $1,000 per day of non-compliance. This strict enforcement has led many potential hosts to reconsider their plans or look for properties in more STR-friendly areas.
Furthermore, the township has restricted short-term rentals in certain zoning districts, such as the Residential (R2) Medium Density Residential District and the Recreational Residential (RR) District. This zoning restriction further limits the options for potential STR operators.
How to Start a Short-Term Rental Business in Jackson Township
Starting a short-term rental business in Jackson Township requires careful planning and adherence to local regulations. Here's a step-by-step guide to help you get started:
- Research Local Regulations: Thoroughly review Jackson Township's Short-Term Rental Ordinance. Familiarize yourself with occupancy limits, safety requirements, and prohibited activities. This knowledge will help you avoid potential violations and fines. Consider attending a township meeting to gain insights into local attitudes towards STRs and any upcoming regulatory changes.
- Choose the Right Property: Select a property in a zone where short-term rentals are permitted. Remember, STRs are not allowed in the Residential (R2) Medium Density Residential District and the Recreational Residential (RR) District. Look for properties with unique features or prime locations to stand out in the competitive STR market.
- Prepare Required Documents: Gather all necessary documents, including floor plans, site plans, and proof of insurance. Ensure your septic system (if applicable) is up to code and recently inspected. Create a checklist of required documents to ensure nothing is overlooked.
- Apply for a Short-Term Rental Permit: Submit your application, along with all required documents and the $1,000 fee, to the Jackson Township Zoning Officer. Double-check your application for completeness to avoid delays in processing.
- Set Up Tax Accounts: Register for the Monroe County Hotel Room Excise Tax and obtain a Pennsylvania Sales and Use Tax Permit. Consider using accounting software designed for short-term rentals to simplify tax management.
- Prepare Your Property: Install all required safety equipment, including smoke detectors, carbon monoxide detectors, and fire extinguishers. Ensure your property meets all local safety standards. Create a maintenance schedule to keep your property in top condition and compliant with regulations.
- Create House Rules: Develop clear house rules that align with township regulations, including noise restrictions and prohibited activities. Display these rules prominently in your rental and include them in your online listing to set clear expectations for guests.
- Set Up Your Listing: Create attractive listings on platforms like Airbnb and VRBO. Include high-quality photos and detailed descriptions of your property and local attractions. Highlight your compliance with local regulations in your listing to attract responsible guests.
- Implement a Management System: Develop a system for managing bookings, cleaning, and maintenance. Consider hiring a local property manager if you're not able to handle these tasks yourself. Use STR management software to streamline operations and improve guest communication.
- Market Your Property: Promote your rental through social media, local tourism websites, and targeted advertising. Partner with local businesses to offer guests unique experiences or discounts, setting your rental apart from competitors.
- Prepare for Inspections: Be ready for the initial inspection and subsequent biennial inspections. Keep your property well-maintained and compliant at all times. Create a pre-inspection checklist to ensure you're always prepared for official visits.
- Stay Informed and Adapt: Keep up with any changes to local STR regulations and adjust your business practices accordingly. Join local STR owner groups or associations to stay informed and share best practices.
By following these steps and remaining diligent in your compliance with local regulations, you can establish a successful short-term rental business in Jackson Township. Remember, the key to long-term success is not just attracting guests, but also being a responsible host who contributes positively to the local community.
Who to Contact in Jackson Township about Short-Term Rental Regulations and Zoning?
For information about short-term rental regulations and zoning in Jackson Township, Pennsylvania, the following contacts and resources are available:
Zoning Officer:
- Donald Gettle
- Phone: 717.866.4771
- Email: zoning@jacksontownship-pa.gov
- Office Hours: Tuesday, Wednesday, and Thursday, 11:00 AM to 3:30 PM
- Address: 60 North Ramona Road, Myerstown, PA 170671
Short-Term Rental Permit Applications:
Submit to the Jackson Township Zoning Officer at the address above
Building Code Official:
- Dwayne Horst - Commonwealth Code Services
- Phone: 717.272.5759
- Email: dwaynerh@hotmail.com
- Website: www.codeservices.net
For hosts looking to connect with other short-term rental operators or stay informed about local regulations, the following communities and resources may be helpful:
- Airbnb Hosts Facebook Group: https://www.facebook.com/groups/airbnbsuperhostsclub/
- Airbnb Masterminds Facebook Group: https://www.facebook.com/groups/airbnbmasterminds/
- Reddit community r/AirBNBHosts: This subreddit, while smaller than some Facebook groups, offers a platform for hosts to share experiences and advice
- BiggerPockets forums: These real estate investment forums often include discussions about short-term rentals and local regulations
While not specific to Jackson Township, these online communities can provide valuable insights and support for short-term rental hosts navigating local regulations and best practices.
Remember to always verify the most current contact information and regulations directly with the Jackson Township offices, as details may change over time.
What Do Airbnb Hosts in Jackson Township on Reddit and Bigger Pockets Think about Local Regulations?
Hosts in Jackson Township and the surrounding Pocono area have shared their experiences and opinions about local short-term rental regulations on various online platforms. Here are some insights from verified sources:
Xander Weidenbaum on BiggerPockets:
Xander, a real estate professional familiar with the Pocono market, noted that "Jackson Township does allow short-term rentals with a permitting process throughout their township." He contrasted this with neighboring areas like Henryville and Tannersville, which have more restrictive regulations.
BiggerPockets Forum Discussion:
In a thread about Pocono short-term rentals, a user mentioned that Jackson Township requires permits for STRs. They advised, "You're supposed to get a permit from the township (Although plenty don't)." The user emphasized that the real concern for hosts is often the HOA regulations, which can be more restrictive than township rules.
Regulatory Challenges Discussion:
In a thread about changing STR ordinances, although not specific to Jackson Township, a host shared their experience with tightening regulations: "My township has changed the ordinance to 30 day MINIMUM for rentals." This illustrates the potential for regulatory changes that hosts in Jackson Township should be aware of.
These discussions reveal that while Jackson Township is generally considered more STR-friendly compared to some neighboring areas, hosts still face challenges navigating local regulations and HOA rules. Many emphasize the importance of thorough research and compliance to operate successfully in the area.
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