Emerald Lakes Short-Term Rental Permits: Getting One and Renewing It

Step 1: Which township is your home in?

Emerald Lakes is split between Tunkhannock Township and Tobyhanna Township, and each has its own short-term rental ordinance, application, fees and guest limits. Your property tax bill, deed or the Monroe County assessment record lists the township ("municipality") for your parcel. If you're still unsure, call either township office and give them your address.

Emerald Lakes also has its own association rules: your renters must be registered with the association at least 24 hours before they arrive. That's separate from the township permit, and you need both.

Before you apply: get your two tax registrations

Both townships ask for these, so do them first:

• Monroe County Hotel Room Rental Excise Tax certificate, from the County Treasurer (570-517-3180). See our guide to the Monroe County hotel tax for how to register and file.
• Pennsylvania sales, use and hotel occupancy tax license, through myPATH (the PA-100 registration). Help line: 717-787-1064.

Tunkhannock Township: new permit

From the township's application guidance (Ordinance 2019-01). Email the application and documents if you can (the township prefers PDFs by email); payment can be mailed or dropped off.

1. Site plan: property lines, driveways and every structure, including pools and outdoor hot tubs; where cars park and how many spaces (no parking on lawns, plantings or the street right-of-way); and every part of the septic system, labeled. Hand-drawn is fine if it's neat, legible and accurate.
2. Floor plans of every level: label every room, give bedroom dimensions, and mark where the smoke detectors, CO detectors and fire extinguisher are. Hand-drawn is fine, and you can ask the township for plans it already has on file.
3. Your Monroe County hotel tax certificate and PA sales tax license.
4. A copy of your deed (from the Monroe County Courthouse, or online through Landex).
5. Your insurance declaration page: a policy that covers short-term rental use, with at least $500,000 of general liability. Your insurance company can send it.
6. A notice to your owners' association: a short letter from you or your agent saying you're applying to use the home as a short-term rental.
7. The fee: $750 for the first year. Cash, check or money order payable to "Tunkhannock Township" (no credit cards).
8. A septic evaluation and proof of pumping within the last 3 years. The township inspects the septic and parking.

Tunkhannock safety checklist

The home must have all of these when you apply:

• Smoke detectors in every bedroom, in the hallway outside the bedrooms, and on every floor.
• GFI (GFCI) outlets for any outlet within 6 feet of water.
• An aluminum or metal dryer vent.
• A carbon monoxide detector if there's an oil or gas furnace, a gas or wood fireplace, a wood stove, or an attached garage.
• A fire extinguisher in the kitchen, visible or with its location clearly marked.
• Indoor and outdoor stairs in good condition, with handrails the full length.

Tunkhannock renewals

Renew every year with the township's renewal application (2026 version). The fee is $250, non-refundable. On the form you certify that:

• You still carry at least $500,000 of liability insurance covering the rental.
• All safety devices (smoke detectors, CO detectors and fire extinguisher) are installed and working.
• There have been no interior changes affecting the number of bedrooms.
• Send with it: proof that your hotel and sales taxes are paid, meaning your most recent 3 quarters of Monroe County quarterly reports and state returns, and your septic pumping record (every 3 years).
• The form needs the owner's signature and, if you use one, your managing agent's or local contact's.

Tunkhannock rules to know

• Guests: up to 2 people per bedroom plus 4 overnight (3 bedrooms = 10, 4 bedrooms = 12), and day guests up to half that.
• Bedrooms are capped by your sewage permit (3 if there's no permit on record, unless the septic is shown to be adequate).
• If you live more than about 15 miles away, name a local agent with a 24-hour phone.
• No RVs, tents or sleeping outdoors, no fireworks or floating lanterns, and no subleasing.
• Post a notice inside the front door with the local contact, the 911 address, the guest limits and trash day.
• Township office: 1557 Long Pond Road, P.O. Box 203, Long Pond, PA 18334 · 570-646-3008 · tunkzone@longpondpa.com

Tobyhanna Township: permit and renewals

From Tobyhanna's short-term rental ordinance (Chapter 114) and the township's STR page. Apply online through the township's GovOS (MuniRevs) portal or on paper at the township office.

• A yearly permit for each home, issued to the owner and not transferable to a new owner. You can renew up to 60 days before it expires.
• Guests: 2 people per bedroom plus 2 (everyone counts, including children and infants; lofts aren't bedrooms). 2-night minimum stay, and the person signing the rental agreement must be 25 or older.
• A local person in charge within a 30-minute drive, with a 24-hour phone, who can get to the home within 30 minutes.
• Documents: septic evaluation and pumping within 3 years (or a central-sewer letter), floor plan, parking plan, Monroe County hotel tax certificate and PA sales tax license, and at least $500,000 of liability insurance.
• Safety: smoke and CO detectors, GFI outlets, a metal dryer vent, a kitchen fire extinguisher, and an information packet with the rules posted inside.
• Your listings must show your permit number, maximum guests, and county and state tax license numbers.
• Fees: $600 the first year and $500 each renewal, as last published (2022). Confirm the current amount with the township.
• Township office: 105 Government Center Way, Pocono Pines, PA 18350 · (570) 646-1212

Tips from an Emerald Lakes owner

• Put your permit renewal date and the four county tax due dates (April 25, July 25, October 25, January 25) on your calendar now. The renewal asks for your last 3 quarters of tax reports, so file every quarter, even "no tax due" ones.
• Keep one folder (paper or digital) with your deed, insurance declaration page, floor plan, site plan, septic pumping receipt and tax certificates. You'll reuse it every year.
• Your guest limit on Airbnb, Vrbo and our site must match your permit.