Nova Scotia's South Shore has introduced stricter short-term rental rules to address the housing crisis and ensure compliance for property owners. This guide covers everything you need to know about provincial requirements, municipal regulations, and staying compliant in Lunenburg, Mahone Bay, and Bridgewater.
Non-compliance can lead to fines ranging from $1,000 to $100,000 per violation. Ensure your property meets all requirements to avoid penalties.
Nova Scotia's provincial framework builds on municipal regulations to define how short-term rentals operate across the South Shore region.
The Short-term Rentals Registration Act (STRRA), effective September 30, 2024, outlines rules for property owners in the South Shore offering accommodations for 28 days or less.
Here's what's required:
Minister John Lohr has emphasized the importance of these measures in tackling the housing shortage.
"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."
The Act also categorizes hosts and sets registration fees based on property type.
The STRRA divides short-term rentals into three categories, each with specific fees:
| Host Category | Description | Annual Fee |
|---|---|---|
| Primary Residence | Owner's main living space | $50 (1â4 bedrooms), $150 (5+ bedrooms) |
| Commercial | Properties in Lunenburg, Mahone Bay, and Bridgewater | $500 |
| Traditional Tourist | Hotels, B&Bs, and unique lodging | $50 (1â4 bedrooms), $150 (5+ bedrooms) |
Additional requirements include:
As of July 23, 2024, 7,193 short-term rentals have been registered in Nova Scotia, showing widespread adherence to the regulations. Note that registration fees are non-refundable unless the Minister determines a payment error occurred.
Failing to follow these rules can result in fines ranging from $1,000 to $100,000 per violation.
Tax-related measures include:
Each South Shore town has its own set of rules for short-term rentals. These local requirements go beyond provincial guidelines, adding specific permits, fees, and enforcement measures.
In Lunenburg, property owners must obtain two key documents:
For properties in heritage areas, owners need to submit:
If you already have a Development Permit, simply provide a copy. The processing time for these documents is about 14 days.
Mahone Bay relies on its Municipal Planning Strategy (MPS) and Land Use By-law (LUB) to regulate short-term rentals. These documents specify approved zones, development conditions, and operational limits.
Before registering with the province, property owners must confirm land-use compliance with the municipality. This system reflects efforts to balance rentals with community priorities.
Bridgewater takes a strict approach to managing short-term rentals. Here's an overview of their key regulations:
| Aspect | Details |
|---|---|
| Minimum Stay | Rentals must be for at least 30 days |
| Enforcement | Zoning and construction officers actively monitor compliance |
| Penalties | Fines for non-compliance can reach up to $100,000 |
| Coverage | Enforcement started in the R-50 zone but will expand township-wide |
In summer 2023, officials cracked down on violations after receiving complaints from Gateshead Drive residents. Bridgewater's rules are designed to preserve neighborhood quality while keeping short-term rental operations in check.
It's important to comply with both provincial and municipal rules for short-term rentals. Start by registering each property with the local municipal office before proceeding with provincial registration.
Here's a quick overview of key municipal requirements:
| Town | Requirements | Processing Time | Contact Method |
|---|---|---|---|
| Lunenburg | Development Permit (no fee) and Zoning Confirmation Letter ($60.90) | About 14 days | Email: permits@townoflunenburg.ca or visit Town Hall |
| Mahone Bay | Land-use compliance confirmation | Varies | Contact the municipal office |
| Bridgewater | Check local zoning or occupancy guidelines | Varies | Contact the township office |
Once you've met these municipal requirements, gather the necessary documents and insurance to finalize your registration with the province.
You'll need the following documents to complete your registration:
To stay compliant, follow these guest management practices:
Failure to comply can lead to steep fines. The province uses external services to monitor compliance, so ensure your documentation and guest management practices are always up to date.
Understanding local regulations and revenue potential is key to making informed property investments in Nova Scotia's South Shore.
Different municipalities have unique rules and market conditions that investors need to consider. For example, Tier 2 registration for commercial short-term rentals involves an annual fee of $500 CAD.
| Town | Key Requirements | Market Data |
|---|---|---|
| Lunenburg | Development Permit and Zoning Confirmation Letter ($60.90 fee) | 68% occupancy, CA$201 average daily rate |
| Mahone Bay | Land-use compliance check | Growing tourism market |
| Bridgewater | Zoning verification | Limited data available |
These regulations are essential for shaping your rental strategy.
In Lunenburg, short-term rentals average 248 booked nights per year, earning hosts approximately $48,000 CAD in 2023. Here's a quick comparison:
Regulatory changes could impact both strategies, so it's wise to keep future trends in mind.
The market is influenced by two major factors:
Helio Urban Development is addressing rental needs with new construction priced at $168 per square foot, designed for income-generating properties.
Investors should weigh these market conditions and regulations carefully when deciding between short- and long-term rental options. As regulations evolve, compliance requirements may become more stringent.
This section outlines the key rules and steps needed for successful short-term rental investments on Nova Scotia's South Shore.
To operate legally, you must comply with both provincial and municipal regulations. Here's an overview:
| Requirement Type | Details | Due Date |
|---|---|---|
| Provincial Registration Fee | Primary residence: $50 (up to 4 bedrooms) Commercial Tier 2: $500 annually |
April 1st (annual) |
| Municipal Compliance | Development Permit or Zoning Letter Land-use bylaw verification |
Before registration |
| Marketing Levy | 3% fee collected from guests | Ongoing |
Make sure your registration number is included in all listings. Failing to comply can result in fines ranging from $1,000 to $100,000 per violation.
Start with Municipal Requirements
Reach out to your local municipal office to obtain necessary documents, such as proof of ownership, land-use compliance, and, if applicable, residency verification.
Complete Provincial Registration
Use the official provincial portal to submit your application. Include all required documentation, such as municipal compliance confirmation and insurance certificates.
Keep an Eye on Regulations
Stay informed about potential changes to housing policies or updates to the Short-Term Rental Registration Act (STRRA).
Regularly check official resources to ensure your property remains compliant and operates smoothly.
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