Short-term rental (STR) regulations in Halifax Regional Municipality (HRM) have changed recently. If you're operating an STR in Halifax, Bedford, or Dartmouth, here’s what you need to know:
- Definition: Rentals for 28 days or less, often entire homes with 2+ bedrooms.
- Registration Requirements:
- Provincial: Annual fee of $50–$150 based on bedrooms.
- Municipal: Free but mandatory registration.
- Zoning Rules:
- Residential STRs: Host must live on-site; max 3–6 bedrooms.
- Commercial STRs: No residency needed; only in commercial zones.
- Fees:
- Zoning Confirmation Letter: $200.
- Development Permit (for commercial STRs): $250.
- Fines: Up to $10,000/day for violations like skipping registration or zoning breaches.
These rules aim to balance housing needs while allowing STR operations. Follow all steps to avoid penalties and ensure compliance.
HRM Airbnb Bylaws
HRM Short-Term Rental Rules
The Halifax Regional Municipality (HRM) introduced updated rules for short-term rentals effective September 1, 2023. These changes outline key requirements for property owners and clarify zoning and operational guidelines.
Registration Requirements
To operate a short-term rental in HRM, property owners must complete two separate registrations:
-
Provincial Tourist Accommodation Registry
- Annual fees: $50 for studio/1-bedroom units, $100 for 2–3 bedrooms, and $150 for 4+ bedrooms.
- Failing to register can result in fines of up to $1,000 per day, with a maximum of $7,500 [2].
-
Municipal Residential Rental Registry
- Registration is required but free of charge [3].
Zoning Rules
HRM categorizes short-term rentals into two types, each with specific requirements:
| Type | Requirements | Restrictions |
|---|---|---|
| Residential STRs | Host must live on-site during guest stays | Typically limited to 3 bedrooms (up to 6 in some zones) |
| Commercial STRs | No residency requirement for the host | Only allowed in areas zoned for hotels/motels |
To ensure compliance, property owners must obtain:
- A Zoning Confirmation Letter ($200) for residential STRs.
- A Development Only Permit ($250) for commercial STRs.
The ExploreHRM mapping tool can help verify zoning details. For specific zoning questions, contact 311 to speak with a municipal planner.
Common Mistakes
Short-term rental operators often run into issues that can lead to fines or disruptions. Here are the most frequent errors:
-
Skipping Registrations
Missing either the provincial or municipal registration can result in fines ranging from $150 to $10,000 per day [2]. -
Zoning Violations
Common problems include operating commercial STRs in residential zones, exceeding bedroom limits, or failing to meet residency requirements for residential STRs. -
Tax Oversights
Switching a property to short-term rental use may trigger HST obligations, which some operators overlook [2].
Double-check your registration and zoning compliance to avoid penalties and ensure smooth operations under HRM’s regulations.
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Following HRM Rental Rules
Safety Rules
To comply with by-law R-400 [1], your rental property must meet specific safety standards. These include:
- Fire safety equipment: Install smoke and carbon monoxide detectors.
- Emergency preparedness: Provide clear emergency exits and evacuation plans.
- Occupancy limits: Follow guidelines based on the number of bedrooms.
- Adequate lighting: Ensure common areas are well-lit.
- Ventilation: Maintain proper airflow throughout the property.
Regular inspections and record-keeping are essential to staying compliant. Companies like Casa Scotia can assist with managing these requirements.
Noise and Neighbor Rules
Keeping noise levels in check is crucial for maintaining good relations with neighbors. In HRM residential areas, noise limits are set at 60 decibels during the day (7:00 AM–10:00 PM) and 55 decibels at night (10:00 PM–7:00 AM) [4].
| Time Period | Noise Limit | Common Sources |
|---|---|---|
| Day (7:00 AM–10:00 PM) | 60 dB | Conversations, TV usage |
| Night (10:00 PM–7:00 AM) | 55 dB | Quiet conversation |
Property owners are required to display the following notice in their rentals [4]:
"You are vacationing in a residential area. Please be a good neighbor by keeping the noise to a respectful level during the day and night. Excessive and unreasonable noise can deprive neighbors of the peaceful enjoyment of their private property."
These rules are strictly enforced to uphold community standards.
Fines and Enforcement
Breaking HRM rental rules can lead to hefty fines. Provincial violations under the Tourist Accommodation Registration Act may result in penalties of up to $1,000 per day, with a maximum of $7,500 [2]. Municipal violations of by-law R-400 carry fines ranging from $150 to $10,000 per day, capped at $10,000 total [2].
Managing HRM Short-Term Rentals
Rule Updates
Halifax's short-term rental (STR) regulations came into effect on September 1, 2023, with the Nova Scotia STR Act following on September 30, 2024 [1].
To stay compliant, property owners should:
- Check the HRM website regularly for by-law updates.
- Use ExploreHRM's mapping tool to confirm zoning details.
- Contact 311 to consult with a city planner for guidance.
- Monitor the Provincial Tourist Accommodations Registry for the latest updates.
Using specialized software can also help manage these regulatory changes more efficiently.
Management Tools
Platforms like Hostaway make it easier to handle compliance and property management. For example, Toronto's Host Services Group experienced a 642% growth by leveraging this tool [5].
| Software Feature | How It Helps with HRM Compliance |
|---|---|
| Automated Messaging | Sends guest rules and manages noise policies. |
| Calendar Sync | Keeps occupancy tracking accurate. |
| Task Management | Streamlines cleaning schedules and task coordination. |
| Document Storage | Organizes registration and permit records. |
"The software solves a lot of issues for me, but three core problems were solved because of Hostaway. 1) Channel distribution, 2) Automated guest communication, 3) Cleaning/task coordination" [5]
While software simplifies operations, combining it with expert advice ensures better results.
Property Management Tips
Local companies like Casa Scotia specialize in HRM compliance and offer services such as:
- Compliance monitoring
- Dynamic pricing strategies
- Guest screening
- Maintenance planning
To stay ahead, create a clear maintenance schedule and factor in registration and permit fees as part of your operating budget [1][2]. By combining effective tools with local expertise, property owners can navigate HRM's changing rules more smoothly.
Summary
Main Points
Complying with HRM STR regulations involves specific steps:
| Requirement Type | Details | Cost |
|---|---|---|
| Provincial Registration | Annual registration with the Tourist Accommodations Registry | $50–$150 (based on bedrooms) |
| Municipal Registration | One-time registration with the Residential Rental Registry | Required by April 1, 2024 |
| Residential STRs | Zoning Confirmation Letter required | $200 |
| Commercial STRs | Development Only Permit required | $250 |
Failure to meet these requirements can result in hefty fines. Ensure all steps are followed for compliance.
Help and Information
- Official Resources: Visit the HRM website for zoning tools, permit applications, and assistance via 311 [1].
- Professional Support: Seek advice from Casa Scotia and Patterson Law for help with STR management and legal requirements [2].
- Registration Portals: Complete your registrations with the Provincial Tourist Accommodation Registry (annual) and the Municipal Residential Rental Registry (one-time) as outlined above [1].
