Short-Term Rental Regulations in Nova Scotia:
Halifax Regional Municipality (HRM)

New Regulations for Short Term Rentals in the Halifax Regional Municipality

Nova Scotia Provincial STR Rules

Nova Scotia's provincial regulations oversee short-term rentals (STRs) in the Halifax Regional Municipality (HRM). These rules work alongside HRM's local guidelines.

Tourist Accommodations Registration Rules

If you're offering accommodations for 28 days or less, you must register with the province [3]. This system supports a tourism market that welcomed 2.2 million visitors in 2023 [2].

Here's what operators need to do:

• Get a registration number before listing on platforms like Airbnb, Booking.com, or Vrbo [3].
• Provide proof of municipal compliance [1].
• Renew your registration annually by April 1st [3].

Registration Costs and Documents

The province charges different fees based on the type and location of your STR:

Accommodation Type	Location/Details	Annual Fee
Primary Residence STR	All Areas	$50.00
Commercial STR - Tier 1	Bedford, Beechville, Cole Harbour, Dartmouth, Halifax, Lakeside, Lower Sackville	$2,000.00
Commercial STR - Tier 2	Communities not in Tier 1 or 3	$500.00
Commercial STR - Tier 3	Clark's Harbour, Digby, Lockeport, Mulgrave, Shelburne	$240.00
Traditional Tourist (1-4 rooms)	All Areas	$50.00
Traditional Tourist (5+ rooms)	All Areas	$150.00

You'll need to submit the following documents [4]:

• Property details (address, number of bedrooms)
• Host information (name, contact details)
• Previous registration number (if renewing)
• Municipal compliance proof
• Primary residence verification (two supporting documents)
• Property Owner Consent Form (if you're a tenant operator)
• Condo Board Consent Form (if applicable)

"Operating without a valid registration number can result in fines up to $100,000 per year", warns the Nova Scotia Short-term Rentals Registry [3].

Halifax Municipal STR Rules

Halifax introduced updated short-term rental (STR) regulations on February 21, 2023, aligning with provincial standards. These changes became effective on September 1, 2023, creating consistent rules across the municipality [1].

Where STRs Are Allowed

Main Residence Rules

As of September 1, 2023, STRs in residential zones must follow these guidelines [5]:

• Rentals must be within the host's main residence.
• Secondary suites and backyard units are not eligible.
• Renting out the entire home is allowed when the host is away.
• Commercial STRs are limited to commercially zoned areas [1].

Bedroom Rental Rules

For residential bedroom rentals, hosts must be on-site, and the number of rentable bedrooms is capped at three (or six in some areas). A Development Only Permit is required. In commercial zones, there are no limits on the number of bedrooms, and on-site host presence is not necessary, but the appropriate permits are still required.

Getting Licensed in Halifax

License Application Steps

1. Check Property Eligibility
   Use the ExploreHRM mapping tool to verify your property's zoning. If applicable, confirm it qualifies as a primary residence [1].

2. Apply for the Appropriate Municipal Permit

   • For residential STRs, submit an application for a Zoning Confirmation Letter ($200).
   • For commercial STRs or bedroom rentals, apply for a Development Only Permit ($250).
     Applications can be submitted through the municipal PPLC customer portal [1].

3. Complete Required Registrations

   • Register with the Municipal Residential Rental Registry (one-time registration).
   • Register annually with the Provincial Tourist Accommodations Registry.

These steps align with the municipal and provincial rules outlined above.

Required Documents and Permits

Make sure you have the following documents ready [6]:

Document Type	Details Needed
Property Details	Civic address, number of bedrooms, and previous registration number (if any).
Personal Details	Host/operator name, mailing address, email, and phone number.
Safety Compliance	Proof of smoke detectors, carbon monoxide detectors, and fire extinguishers.

Annual Renewals and Updates

Once you've secured your license, maintaining compliance is essential.

While the Development Only Permit does not expire, your provincial registration must be renewed annually to continue operating legally [1]. Regularly check the Halifax municipal website for any updates to the regulations.

STR Investment Guide

Effective management of short-term rentals (STRs) not only increases revenue but also ensures compliance with regulations.

Legal Income Strategies

Operating a compliant STR in Halifax can be very lucrative. In 2023, STR hosts in the city earned $30.9 million [7]. Here are some ways to maximize legal income:

• For residential zones: Focus on renting out your primary residence. This aligns with regulations and helps reduce fees. Partnering with developers to optimize property layouts at $168 per square foot can boost rental potential while staying within the rules.
• For commercial zones: Concentrate on high-demand Tier 1 locations. Although registration fees in these areas can reach $2,000, the market opportunities are robust.

These approaches allow you to compare STR profitability with long-term rental options effectively.

STR vs. Long-Term Rental: Key Differences

Aspect	Short-Term Rental	Long-Term Rental
Initial Costs	Can range from $50 for primary residences to $2,000 for commercial properties	Lower (basic rental permit)
Revenue Potential	74% of listings are entire homes, generating 90% of total revenue [7]	Consistent monthly income
Operational Control	Flexible pricing during peak seasons	Fixed long-term rates
Management Effort	Higher (frequent guest turnover)	Lower (stable tenants)
Regulatory Burden	Annual registrations and strict compliance rules	Basic tenant laws

While STRs can offer higher revenue potential, they also come with more operational demands and stricter regulations.

Fines and Penalties for Non-Compliance

To avoid these penalties, STR operators should:

• Keep registrations up to date.
• Adhere to primary residence rules in residential zones.
• Implement property maintenance plans.
• Ensure parking requirements are met [5].

For commercial operators, it's worth noting that 41% of active listings in Halifax are commercial multi-listings, contributing to 50% of total host revenue [7]. While this segment offers higher rewards, it also demands close attention to compliance to mitigate risks.

Upcoming STR Changes

New Rules in Development

Halifax's short-term rental (STR) policies are undergoing major updates. Since September 1, 2023, new land-use by-laws have restricted STR operations in residential zones, allowing only primary residences to be rented out as entire units or individual bedrooms [1][9].