Short-Term Rental Regulations in Nova Scotia: Amherst & Cumberland County

New short-term rental (STR) regulations in Nova Scotia, effective September 30, 2024, impact property owners in Amherst and Cumberland County using platforms like Airbnb and VRBO. All STR operators must register annually with Nova Scotia's Short-term Rentals Registry, with fees ranging from $50 to $2,000 based on property type and location. Non-compliance can result in fines up to $100,000.

Quick Overview

Area	Fee (Tier 2)	Key Rules	Quiet Hours
Amherst	$500	Zoning permits, guest/parking limits	11 PM–7 AM
Cumberland County	$500	Proof of compliance, municipal standards	11 PM–7 AM

Nova Scotia's Short-Term Rental Laws

Property owners renting accommodations for 28 days or less must register with the Short-term Rentals Registry. Requirements depend on property type.

Registration Fee Schedule

Accommodation Type	Registration Fee	Notes
Primary Residence STR	$50.00	Owner or tenant must live in the property
Commercial STR (Tier 1)	$2,000.00	Covers Halifax, Bedford, and Dartmouth
Commercial STR (Tier 2)	$500.00	Includes Amherst and Cumberland County
Commercial STR (Tier 3)	$240.00	Applies to smaller areas like Clark's Harbour
Traditional Tourist (1–4 rooms)	$50.00	Hotels, B&Bs, inns, etc.
Traditional Tourist (5+ rooms)	$150.00	Larger tourist accommodations

Safety Rules and Inspections

After registering, operators must meet safety and municipal standards, including:

• Providing documentation from the municipality confirming compliance with local land-use bylaws
• Collecting and remitting 15% Hotel Sales Tax (HST) on all rental transactions
• Reporting rental income to the Canada Revenue Agency using Form T776

Amherst Short-Term Rental Rules

Permits and Zoning

Before listing your property, ensure:

• Register with the Nova Scotia Short-Term Rentals Registry as a Tier 2 Commercial STR operator
• Provide documentation showing compliance with local land-use bylaws
• Verify zoning requirements to ensure the property is located in an area approved for short-term rentals

Guest and Parking Limits

Amherst has rules managing guest capacity and parking for short-term rentals. Property owners must stick to approved parking plans, follow conditions outlined in land-use permits, and maintain accurate records of guest occupancy. Contact your local municipal planning office for detailed information.

Cumberland County Rental Guidelines

Getting Required Permits

Cumberland County rentals fall under Commercial Short-term Rental Tier 2, with an annual fee of $500. Approvals usually take 2–3 weeks.

Required Documentation:

• Proof that your property complies with municipal land-use bylaws
• Separate registrations for each property with a unique civic address
• Any additional documents required by the application form

Noise and Neighbor Rules

Cumberland County enforces quiet hours from 11:00 PM to 7:00 AM. Noise complaints after hours are handled by the Sheriff's Office, while the Planning & Zoning Department addresses them during business hours.

To ensure smooth operations, property owners should:

• Inform guests about quiet hours and noise rules
• Register with the County's Planning & Zoning Department
• Familiarize themselves with the Municipal Planning Strategy and Land Use By-Law requirements

Steps for Legal Operation

Permit Application Steps

1. Gather required documents: Proof of compliance with municipal bylaws, property owner consent (if applicable), civic address and bedroom count, host contact details
2. Submit your registration: Complete registration through the online portal. Incomplete applications may take longer to process.

Processing Times and Fees

Property Type	Annual Fee	Processing Time
Primary Residence	$50.00	2–3 weeks
Commercial (Tier 2)	$500.00	2–3 weeks
Tourist (1–4 rooms)	$50.00	2–3 weeks
Tourist (5+ rooms)	$150.00	2–3 weeks

Insurance and Taxes

After registration, ensure you meet financial and tax requirements:

• Report rental income if your property is rented for more than 14 days a year
• Keep personal and business expenses separate
• Maintain records of deductible expenses

Guest Rules and Screening

Protect your property and maintain good community relations by screening guests and setting clear rules:

• Perform background checks on guests
• Establish house rules for noise and parking
• Provide a guest manual with emergency contacts
• Use platform verification systems for added security
• Keep a record of all guest communications

Summary

To operate legally in Amherst and Cumberland County, property owners must follow provincial and local regulations. As of July 30, 2024, these areas account for a significant share of Nova Scotia's registered properties, with 18 in Amherst and 280 in Cumberland County.

• Primary residences: $50 for up to 4 bedrooms; $150 for 5 or more rooms
• Commercial properties in Tier 2 areas (like Amherst and Cumberland): $500

Before starting a rental, property owners must register with the Tourist Accommodations Registry, include registration numbers in all listings, follow municipal land-use regulations, and report any changes within 10 days. The province enforces these rules strictly, with fines reaching up to $100,000 for unregistered operations or regulation violations.

For province-wide context, see our Nova Scotia STR Regulation Hub. To understand how zoning maps work, read our guide to Nova Scotia zoning maps and bylaws.