Short-Term Rentals

Short-term Rentals (STRs) are temporary overnight accommodations rented out by property owners or tenants, typically for a few nights or weeks. The prevalence of STRs has grown over the last few years, primarily through online platforms such as AirBnb and VRBO. STR's can be in residential zones or commercial zones.

On February 21, 2023, Regional Council approved amendments to municipal plans and land use by-laws to establish consistent region-wide policies and regulations for short-term rentals (STRs). The amendments clarify where STRs are permitted, and lay out permit and zoning confirmation letter requirements.

As of September 1, 2023, new land-use by-law regulations went into effect, incorporating the amendments and requiring all STRs to comply Previously, there were no consistent land-use by-law regulations in place for STRs, and in most areas STR’s were not explicitly permitted.

In addition, as of September 30, 2024, Nova Scotia has changed the provincial regulations for operating short-term rental accommodations. All Short-term rentals (including tourist accommodations) need to register under the new Short-term Rentals Registration Act.

About Short-Term Rentals

Summary of Changes

Prior to amending the Short Term Rental Land Use By Law February 1, 2023, short term rental regulations were not consistent across the municipality and in most places STR were not permitted.

Changes to the by-law came into effect September 1, 2023 and clarify the category of short-term rentals (Commercial vs Residential), and the types of short-term rentals (whole dwelling vs bedrooms). The by-law also lays out one-time municipal registration requirements (Zoning Confirmation Letter vs Development Only Permit).

In addition to changes in municipal land use by-laws for short term rentals, as of September 30, 2024, the provincial government’s Short-term Rentals Registration Act came into effect. This act requires hosts to annually register their STR's on the Tourist Accommodations Registry. Part of the Provincial registration process requires the host to provide proof of compliance with the municipal by-law in the form of a zoning confirmation letter or development only permit.

To learn more about your land use, plan area, and zoning to determine which plan area and zone your property is in, use the interactive mapping tool.

To determine which uses are permitted in your zone, visit the land use by-law for your plan area.

Short-Term Rental Definitions & Regulations

Definitions

Short-term rental – a dwelling unit, or part thereof, that is used mainly for the reception of the travelling or vacationing public and is provided as temporary accommodation for compensation or a period of 28 days or less.

Short-term bedroom rental – a short-term rental where individual bedrooms within a dwelling unit are rented to separate parties or groups with or without meals.

Regulations

Residential Short-term rental

Residential STR - the operator of the rental lives in the same unit being rented. This is where you normally live, and it does not include secondary and backyard suites.
Entire home STRs are permitted in all zones where residential uses are permitted where it is located within the primary residence (dwelling unit) of the host.
This allows residents to offer their own homes as a STR when they are away, such as on vacation.
Requires a Zoning Confirmation Letter.
- A Zoning Confirmation Letter confirms the land use is permitted and is required as part of the Provincial Tourist Accommodation Registry process for this type of STR.

Commercial Short-term rental

Commercial STR - the operator of the rental does not live in the unit being rented. For example, income properties, seasonal cottages, secondary and backyard suites. It is accommodation that would otherwise be suitable as long-term housing but is rented on a short-term basis.
Commercial STRs are permitted by zone. If you are unsure if your property is permitted to be used as a Commercial STR, please contact 311 and ask to speak to a planner.
Zones that permit tourist/commercial accommodations such as hotels or motels also permit Commercial STRs.
Requires a Development Only Permit.
- A Development Only Permit confirms the STR complies with Land Use By Laws and is required as part of the Provincial Tourist Accommodation Registry process for this type of STR.
- A Development Only Permit does not expire and may be used for future registration renewal.

Short-term bedroom rentals

Short-term bedroom rentals are permitted as a residential STR in all zones where residential uses are permitted, and as a commercial STR in zones that allow commercial STRs (this has replaced the former provisions for bed and breakfasts)
As a Residential STR, the host must be the primary resident and must be on site while STR rooms are occupied
Consistent with existing regulations for bed and breakfasts, residential short-term bedroom rentals will limit the number of bedrooms that can be offered at the same time (typically three bedrooms, however some zones allow up to 6 bedrooms).
As a Commercial STR, the host does not live in the unit being rented, and there is no limit on the number of bedrooms that can be rented.
Both residential and commercial Short-term bedroom rentals require a Development Only Permit.
- A Development Only Permit confirms the STR complies with land use by-laws and is required as part of the Provincial Tourist Accommodation Registry process for this type of STR.
- A Development Only Permit does not expire and may be used for future registration renewal.

Registration Requirements

There are two separate rental registries that apply to all STRs:

1. Provincial Tourist Accommodation Registry

This is an annual registration for all tourist accommodations in the province
There is an annual fee and you must meet applicable local land use by-laws to register
You will be required to post your registration number with your short-term rental listing
All tourist accommodations must be registered by April 1, 2023
For more information and to register, please visit the Provincial Tourist Accommodation Registry

2. Municipal Residential Rental Registry

The R-400 By-law requires property owners to register their residential rental properties. These properties were required to be registered by April 1, 2024.
This is a one-time registration of any rental property (long and short-term) with the municipality to ensure minimum safety standards are met.
The Residential Rental Registry process includes:
1. Registration: Start the registration process by filling in our online form .
2. Review: The municipality reviews your registration details and will contact you if further information is required.
3. Confirmation: You will receive a registration number that can be used when advertising your rental.
Please visit the municipal Residential Rental Registry for more information and commonly asked questions.

Other Regulations for Tourist Accommodations

Other land use by-law regulations that apply to tourist accommodations may also apply to short-term rentals. Hotels, motels, inns and commercial/tourist accommodations uses allow commercial short-term rentals, without a primary residence requirement.

Check your zone and its' permitted uses or contact 311 to speak with a planner to understand what is permitted on your property.

Discretionary Applications

In some cases, a short-term rental may be permitted through a discretionary planning application . Policies that would enable this kind of application can be found in the Secondary Municipal Planning Strategy for your Plan Area .

Flexibility in Rural Areas

In some rural parts of the municipality, tourist accommodations are already permitted for many properties. In eastern regions of the municipality, this is due to permissive mixed-use zoning; in western regions there is an existing provision in some land use by-laws that allows one commercial tourist accommodation per property. These flexible provisions continue to apply but may require a permit. Residents are asked to speak with a planner by contacting 311 to confirm.

As well, Regional Council has directed staff to explore approaches to tourist accommodations in rural parts of the municipality that are outside of the urban service area boundary.

Short-Term Rental Operator Checklist

If you wish to operate a short-term rental (STR) in the Halifax region, this checklist outlines the steps:

Determine if your STR operation meets the regulations by:
- Reviewing the information on this page
- Reading the land use by-law for your area and the zone permissions for your land parcel with our interactive ExploreHRM mapping tool
- Contacting a planner to confirm the requirements by contacting 311
Apply for a permit if necessary
Receive approved permit if necessary
Register once with the municipality’s Residential Rental Registry
Register annually with the Province of Nova Scotia’s Tourist Accommodations Registry
Begin offering short-term rental accommodations

Common Questions

How do I Apply for a Zoning Confirmation Letter?

Zoning Confirmation Letter Application Instructions:
Zoning confirmation letters can be applied for using the customer portal of the municipal online PPLC system. To learn more about the online system, visit How to Use the Online Permitting, Planning, Licensing & Compliance (PPLC) System.

For residential STR's requiring a zoning confirmation letter please:

Initiate a Planning Application
Select Zoning Confirmation Letter.
On the first page of the application, please select:

Application Type: “Letter”
Scope of Activity: "Short Term Rental"
Description of Proposed Activity: include the words “Short-Term Rental”

There is $200 Zoning Confirmation Letter fee for this application.

Please contact 311 and ask to speak to a planner if you have any questions about zoning or short-term rentals.

How do I Apply for a Permit?

Permits can be applied for using the customer portal of the municipal online PPLC system. To learn more about the online system, visit How to Use the Online Permitting, Planning, Licensing & Compliance (PPLC) System.

Permit Application Instructions:
If you plan to operate a Commercial STR you will need to apply for a Development Only Permit.

Select Apply for a permit
Select Development Only Permit
On the first page of the application, please select:

Building Structure: “Commercial”
Type of Work: “Residential”
Scope of Work: "Short Term Rental"

There is Development Only Permit Fee of $250 for this Permit. A floor plan and site plan are required as part of the application.

If you plan to operate a Residential Short Term Bedroom Rental, you will need to apply for a Development Only Permit.

Select Apply for a permit
Select Development Only Permit
On the first page of the application, please select:

Building Structure: Select the structure that best represents your home
Type of Work: “Residential”
Scope of Work: "Short Term Rental"

There is Development Only Permit Fee of $250 for this Permit. A floor plan is required as part of the application.

Note: The Development Only Permit does not expire and may be used for future registration or renewal.

Please contact 311 and ask to speak to a planner if you have any questions about zoning or short-term rentals.

Do I need to register my Short-Term Rental?

Yes. There are two separate rental registries that apply to all STRs:

1. Provincial Tourist Accommodation Registry (Register Annually)

2. Municipal Residential Rental Registry (Register Once)

How is Primary Residence defined/determined?

Your primary residence is the dwelling unit in which you live as an owner or tenant. On a property with two units, your primary residence is the one dwelling unit in which you normally reside and does not include another space on your property that would meet the definition of a dwelling unit.

Are Short-Term Rentals allowed in my neighbourhood?

The short-term rentals (STRs) regulations reflect the following principles:

STRs within a host’s primary residence is permitted in all zones where residential
uses are permitted (Residential STR).
Within zones/neighbourhoods where hotels or other types of tourist accommodations were already permitted, commercial STRs are allowed.

Residents can determine what is allowed in their neighbourhood by determining the parcel/area/zone they have questions about with our interactive ExploreHRM mapping tool. The mapping tool will link to the associated Plan Area or land use by-law where you can find what is permitted in the zone.

Similar uses or discretionary approvals may also permit STRs in different parts of the region. Residents can find out more information by contacting 311 and asking to speak with a planner.

How do I submit a Short-Term Rental Complaint?

If you would like to submit an inquiry or complaint about a STR please contact 311 to speak with a planner or our land use by-law compliance team.