Nova Scotia's short-term rental market is changing fast in 2025. New rules under the Short-Term Rental Registration Act (STRRA), effective since September 2024, aim to balance housing needs with growing tourism demand. Here's what you need to know:
Adapting quickly to regulatory changes and using tech-driven strategies can help property owners stay competitive and maximize income in this evolving market.
The STRRA requires all short-term rentals (28 days or fewer) to be registered. This initiative aims to encourage long-term housing availability. Below are the main rules covering documentation, renewal timelines, and penalties for not following the law.
If you're hosting a short-term rental, you need to register it, display the registration number on booking platforms, and renew your registration every year by April 1. Missing this step can lead to fines ranging from $1,000 to $100,000 CAD per violation.
Annual registration renewals are due by April 1st, 2025 Required
Here's what you'll need to register:
| Documentation Type | Required Items |
|---|---|
| Basic Information | • Full name (and business name, if applicable) • Property street address • Number of bedrooms/units • Municipal compliance document |
| Primary Residence | • Driver's license or government-issued photo ID • Most recent tax return • Property tax bill • Current lease (if applicable) |
| Secondary Properties | • Two documents proving the rental is not the host's primary residence • Condo board consent (for condominiums) • Property owner consent (for rented locations) |
"Nova Scotians need housing. We know many houses and apartments that could potentially be long-term homes are being rented short term. We're working to get more homes built. In the meantime, these changes will help address the urgent need for housing now." – John Lohr, Minister of Municipal Affairs and Housing
The STRRA separates property types to make compliance easier. Rentals in a host's primary residence (where the host lives on-site) are subject to lower fees and simpler rules compared to commercial rentals (where the host does not live on the property).
As of July 23, 2024, 7,193 short-term rentals were officially registered in the Province, highlighting the scale of the market.
Here's the fee structure:
| Property Type | Location Category | Annual Fee (CAD) |
|---|---|---|
| Commercial STR Tier 1 | Bedford, Beechville, Cole Harbour, Dartmouth, Halifax, Lakeside, Lower Sackville | $2,000 |
| Commercial STR Tier 2 | All communities not classified as Tier 1 or Tier 3 | $500 |
| Commercial STR Tier 3 | Towns including Clark's Harbour, Digby, Lockeport, Mulgrave, and Shelburne | $240 |
| Primary Residence (≤4 rooms) | All areas | $50 |
| Primary Residence (5+ rooms) | All areas | $150 |
The Province employs external monitoring to ensure compliance. Owners must also confirm their land use complies with municipal regulations before registering.
As of early 2025, short-term rentals in Nova Scotia maintain an average occupancy rate of 52% across 5,929 listings. However, during off-peak times, this figure drops significantly to 24.61%. August remains the busiest month for bookings.
Rental prices in Nova Scotia shift with the seasons. Summer months command higher rates, while off-peak periods see more competitive pricing. Many property managers now rely on AI-powered pricing tools to adjust rates strategically, helping them maximize rental income throughout the year.
Seasonal pricing trends play a big role in determining rental income across different property types. Factors like location, property features, and management approach also impact earnings. For example, urban condos typically generate around $2,400 per month. By using data-driven strategies, some property owners have significantly reduced vacancy times. One homeowner in Clayton Park, for instance, cut her vacancy period from five weeks to just one by implementing AI-based pricing adjustments.
Professional property management services usually charge between 9% and 12% of the monthly rent, with tenant placement fees ranging from 40% to 60% of one month's rent. These services often include market analysis, tenant screening, and maintenance coordination, helping property owners boost income while minimizing day-to-day responsibilities.
Nova Scotia's thriving tourism industry is fueling demand for short-term rentals in 2025. With a steady increase in visitors and consistent business travel to urban areas, the need for these accommodations remains strong throughout the year. Many property owners are tapping into these trends by using strategic management methods to maximize their earnings.
This growing tourism activity is boosting performance across various regions in Nova Scotia.
Nova Scotia welcomed 2.2 million visitors in 2023, a 14% increase from the previous year, directly benefiting the short-term rental market.
Halifax stands out as the leading market for short-term rentals, attracting both tourists and business travelers alike. Other key areas, including Dartmouth, Bedford, and Truro, are also seeing strong demand. In these spots, property owners are turning to advanced tools, like AI-powered pricing systems, to fine-tune their operations.
These tech-driven approaches are yielding results. Properties using such methods are seeing better occupancy rates and higher rental income, with some keeping vacancy periods to under two weeks.
Property owners in Nova Scotia are turning to AI tools to fine-tune rental pricing. These tools analyze various factors, such as neighborhood demand and competitor rates, to suggest pricing that maximizes profitability in real-time. They also track market trends and seasonal changes to help maintain steady occupancy rates.
"I was skeptical about their 'AI rent analysis,' but it genuinely worked. Our vacancy went from five weeks down to one. That's thousands saved right there. And the monthly reports are super clear." – Angela R., Clayton Park homeowner
This kind of data-driven approach is reshaping how property management operates.
Beyond pricing, tech-powered property management services simplify rental operations. They address common challenges like keeping occupancy high and reducing vacancies.
Some of the top platforms in the industry offer a variety of features at different price points:
| Platform | Starting Price | Key Features |
|---|---|---|
| RentPost | $29.00 + $1.00/unit monthly | Accounting tools, tenant management |
| Lodgify | $20.00/month + 1.9% booking fee | Onboarding support, multi-channel management |
| Hostfully | $129.00/month | Guest communication, automation |
| DoorLoop | $79.00/month | Expense tracking, customer service tools |
Kirin Property Management is a great example of this tech-forward trend, offering AI-powered Comparative Market Analysis (CMA) alongside full-service management. These modern solutions include features like automated calendar syncing, pricing updates, and cleaning schedule coordination.
"By automating repetitive tasks, AI is empowering revenue managers to focus on strategic growth rather than just operational work." – Maria Flores Portillo, CRO of Beyond
Boost your rental income in 2025 with smart, data-focused strategies. Here are a few actionable steps for property owners:
"When they told me 9% instead of the usual 12, I figured there had to be a catch. Nope. They're transparent about every fee, and their service has been top-notch. Best investment move I've made." – Jason B., Multi-Property Owner
Staying ahead with these tactics is essential as the market continues to shift.
The market outlook for 2025 suggests strong growth opportunities, though challenges remain. While demand stays high, active listings dropped by 4.52% month-over-month.
Key metrics for 2025 include:
The introduction of tiered registration fees (ranging from $50 to $2,000) and stricter enforcement policies indicates a shift toward tighter regulations. Property owners who quickly adapt to these changes and embrace tech-driven solutions will have a stronger edge in this competitive and evolving market.
The form has been successfully submitted.