Short-Term Rental Regulations in Nova Scotia: Annapolis Valley (Wolfville, Kentville, Annapolis Royal)

New short-term rental rules came into effect in September 2024 for Wolfville, Kentville, and Annapolis Royal. Each town has distinct local requirements on top of the provincial framework. Wolfville requires primary residence status and bans STRs in R1 zones, Kentville relies on provincial registration with a Planning Department letter, and Annapolis Royal requires on-site residency. Non-compliance can result in fines up to $100,000.

Quick Comparison

Town	Local Rules	Provincial Registration Fees
Wolfville	Primary residence only, 150-day limit, no R1 zones	$50–$500
Kentville	No local rules; Planning Dept. letter needed	$50–$500
Annapolis Royal	On-site residency required, no property changes	$50–$500

Nova Scotia Provincial Rental Laws

The Short-Term Rentals Registration Act (STRRA) applies to any property rented for 28 days or less at a time. This law is designed to address forecasted housing shortages.

STRRA Requirements

Property Type	Registration Fee	Requirements
Primary Residence (up to 4 bedrooms)	$50	Proof of primary residence, municipal compliance letter
Traditional Tourist (5+ bedrooms)	$150	Municipal compliance documentation
Commercial Tier 1	$2,000	Property documentation, municipal approval
Commercial Tier 2	$500	Property documentation, municipal approval
Commercial Tier 3	$240	Property documentation, municipal approval

To complete registration, operators must provide a government-issued photo ID, a recent property tax bill or lease agreement, a municipal compliance letter, a property owner consent form (if applicable), and condo board approval (if applicable).

Host Tax Requirements

Tax compliance is mandatory. Starting in 2024, operators who fail to meet provincial or municipal rules may lose the ability to claim income tax deductions. Operating without a valid registration number could result in fines of up to $100,000 per year. Key tax responsibilities include renewing your registration by April 1st each year, keeping accurate records of income and expenses, and displaying your valid registration number on all rental listings.

Wolfville Rental Rules

Permits and Registration

To operate a short-term rental in Wolfville, you must complete two registration steps:

1. Town Registration – Contact Marcia Elliott at 902-542-3718 or melliott@wolfville.ca. The Development Officer will review your application to ensure it complies with Section 4.30 of the Land Use Bylaw. Once approved, you receive a confirmation letter.
2. Provincial Registration – Submit the municipal confirmation letter along with proof of primary residence and the required STRRA documents to complete your provincial registration.

Allowed Rental Zones

Zone Type	Short-Term Rental Status
Low Density Restricted Residential (R1)	Not Allowed
All Other Residential Zones	Allowed

Notably, 26.7% of all short-term rentals in Wolfville are in the R1 zone and therefore non-compliant.

Guest Limits and Property Rules

• The property must be your primary residence; rentals of investment properties or secondary homes are not allowed
• Entire-home rentals are capped at 150 days per year
• All rentals must adhere to the Land Use Bylaw

Kentville Rental Regulations

Kentville does not have specific rental bylaws. Unlike Wolfville, Kentville relies entirely on provincial requirements.

Zoning and Permits

Requirement	Details	Contact Information
Town Letter	Request a compliance letter from the Planning Department	902-679-2328 or msheffield@kentville.ca
Provincial Registration	Register with Nova Scotia STRRA	Based on property classification
Registration Fee	Tier 2 classification: $500	Varies by number of rooms

For primary residences, registration fees are $50 for up to four bedrooms or $150 for five or more rooms. Contact the Planning Department to obtain a general letter signed by the Director of Planning and Development confirming your property complies with Land Use Bylaw regulations.

Annapolis Royal Rules

Owner Residence Rules

Rental Type	Annual Fee	Requirements
Primary Residence (Whole Home)	$50	Proof of primary residence and a municipal compliance confirmation letter
Commercial Short-Term Rental	$500	Documentation for Tier 2 classification and zoning compliance
Traditional Tourist Accommodation	$50–$150	$50 for 1–4 bedrooms; $150 for 5 or more bedrooms

Hosts must renew their registration every year and ensure their properties comply with local land-use bylaws. All rental properties must obtain a municipal compliance confirmation letter before registration. Operators are required to include valid provincial registration numbers in all online listings and promotional materials.

The municipality imposes strict penalties for violations, with fines ranging from $1,000 to $100,000.

Management and Compliance Tips

Safety and Insurance

• Install and maintain fire safety equipment like smoke detectors, carbon monoxide detectors, and fire extinguishers
• Provide clear emergency plans, including evacuation routes and contact information
• Obtain short-term rental insurance that complies with local regulations

Summary by Region

Town	Key Requirements	Registration Fees
Wolfville	Must be a primary residence, not allowed in R1 Zones, 150-day annual limit for entire homes	Primary: $50, Commercial: $500
Kentville	Requires provincial registration, letter from the Planning Department	Primary: $50, Commercial: $500
Annapolis Royal	Provincial registration required, must comply with municipal bylaws	Primary: $50, Commercial: $500

The short-term rental market in this region is growing. Wolfville currently has 51 short-term rentals in residential areas, with 47 of them being entire homes. The market has seen an average increase of 8.5 new listings annually between October 2022 and October 2024.

Important: Registration numbers from 2023/24 are no longer valid. Make sure to apply for a new number under the updated regulations.

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.