Airbnb Rules in British Columbia (BC): A Complete 2025 Guide to Regulations and Compliance for Short-Term Rental Hosts

Airbnb rules in the Canadian province of British Columbia have fundamentally changed under the Short-Term Rental Accommodations Act (Bill 35). Passed in late 2023, it introduced a phased set of provincial rules, including a principal residence requirement that took effect May 1, 2024.

This provincial short-term rental legislation introduces strict principal residence requirements, mandatory registration systems and significant penalties for non-compliance that directly impact how short-term rental hosts can operate their properties across British Columbia (BC).

The new rules represent one of Canada’s most comprehensive regulatory frameworks for short-term rentals. Platforms had to remove unregistered listings and cancel bookings from June 1, 2025, under provincial rules.

What this guide covers:

This guide covers the provincial Short-Term Rental Accommodations Act requirements and principal residence restrictions, the provincial registration system that launched May 1, 2025, municipal licensing and tax obligations and city-specific rules across BC communities. This guide does NOT include general Airbnb hosting tips or property management advice.

Who this is for:

This guide is designed for current short-term rental hosts operating in British Columbia needing compliance guidance, property owners considering starting short-term rentals in BC, and investors evaluating rental opportunities under new regulations. Whether you’re managing an existing Airbnb listing or exploring multiple short-term rental properties for investment, you’ll find specific compliance requirements and deadlines.

Why this matters:

Non-compliance with British Columbia’s Short-Term Rental Accommodation Act and other applicable rules can result in maximum fines up to $50,000 and removal from short-term rental platforms. The new provincial registry became mandatory on May 1, 2025, with existing bookings automatically cancelled for unregistered properties after June 1, 2025. Understanding these regulations prevents business disruption and legal issues that could end your hosting operation.

What you’ll learn:

• Principal residence requirement and which communities are affected by provincial rules

• Provincial registration process and documentation needed for valid provincial registration number

• Tax collection obligations and municipal licensing requirements across regional districts

• City-specific rules for Vancouver, Victoria, resort areas and other BC communities

Understanding British Columbia’s Short-Term Rental Framework

Short-term rental accommodations in BC are defined as residential properties rented for less than 90 consecutive days through platforms like Airbnb, Vrbo, Booking.com and other online booking platforms. The Short-Term Rental Accommodations Act introduced in February 2024 establishes comprehensive provincial rules to regulate short-term rentals while addressing housing availability concerns.

The provincial government implemented this term rental accommodations act with three primary objectives: Helping more people find permanent places to live, providing local governments with stronger enforcement tools and establishing clear provincial oversight of the short-term rental market.

Principal residence requirement

The principal residence requirement restricts short-term rental units to the host’s principal residence plus one secondary suite or accessory dwelling unit on the same property. This cornerstone restriction means hosts can only operate short-term rentals from their primary home where they actually live, effectively preventing conversion of residential properties into full-time rental businesses.

Properties qualify as principal residence when hosts can provide documentation proving it’s their primary home, including utility bills, tax notices, voter registration and driver’s licenses showing the same address. This connects to the broader regulatory framework because it preserves housing stock for long-term residents while allowing legitimate home-sharing.

The requirement also confines rentals for a period of less than 90 consecutive days

Affected communities and exemptions

The new rules apply to communities with a population of over 10,000 people or those that are within 15km of a larger municipality. They range from Comox and Kelowna to Dawson Creek, Pouce Coupe and Squamish and total 65 communities.

Some tourist destinations such as mountain resorts and ski resorts have been exempted, as have farm land and communities on Reserve lands and Nisga'a Lands. But the First Nation can choose to opt into all or part of the legislation. The new legislation further exempts hotels, motels and accommodation types that can’t be easily converted into permanent housing such as tents and RVs.

Strata-titled hotels and motels may be exempt from the principal residence requirement if they meet specific hotel-like criteria, but many still must register, and individual owners who list on platforms like Airbnb often need their own host registration.

Local governments can request to opt out of the principal residence requirement each year, if they have a rental vacancy rate of 3% or more for two consecutive years.

Local governments not currently affected can only choose to opt in via resolution.

Building on the principal residence concept, these exemptions demonstrate where different rules apply based on community tourism dependence and housing market conditions. Certain resort municipalities and mountain resort areas such as Whistler and Sun Peaks are exempt from the provincial principal residence requirement, although they still have local business licence and zoning rules. Some communities, like Tofino, have opted in and later requested to opt back out, so hosts should always confirm the current status on the provincial map and local short-term rental bylaws.

Provincial Registration and Platform Compliance

The provincial registry system became mandatory for all short-term rental hosts, short-term rental platforms and strata hotel platforms operating in British Columbia starting May 1, 2025. This registration requirement creates a comprehensive tracking system that connects provincial oversight with local government bylaws.

Registration process and documentation

Short-term rental hosts must provide documentation proving their property meets provincial requirements, including principal residence verification or exemption status for resort areas. The registration process requires proof of compliance with local business license requirements where municipal licensing is mandatory.

Hosts receive a provincial registration number that must be displayed on all short-term rental listings. Annual renewal maintains registry status, and the provincial compliance and enforcement unit validates submitted documentation. Unlike previous municipal-only systems, this provincial registry creates standardized requirements across all registered short-term rentals.

Platform accountability requirements

Short-term rental platforms like Airbnb must validate registration numbers against provincial registry data and remove non-compliant host listings. Starting May 1, 2025, platforms cannot display listings without valid provincial registration numbers, and existing bookings were automatically cancelled for unregistered properties from June 1, 2025.

This platform accountability creates shared enforcement between the provincial government and private short-term rental booking companies and strata hotel platforms operating in the province. Platforms must share data with the provincial compliance and enforcement unit and respond to removal requests from local officials when properties violate local government bylaws.

Tax Obligations and Municipal Licensing

Short-term rental hosts in British Columbia must navigate both provincial tax requirements and municipal licensing systems that operate alongside provincial registration. The provincial government collects PST and GST on rental revenues, while many communities impose Municipal and Regional District Taxes (MRDT) and require separate business licence procedures.

Step-by-Step: Tax collection and remittance

• GST/HST – hosts must only register if they exceed the $30,000 “small supplier” threshold in taxable revenues over four consecutive quarters

• PST/MRDT in BC – for bookings processed through platforms like Airbnb, the platform typically collects and remits PST and MRDT on hosts’ behalf under agreements with the Province. Hosts usually only register for PST/MRDT if they accept direct bookings outside those platforms.

• Hosts must report rental income for income tax.

• GST registration is mandatory only if they exceed $30,000 in taxable revenues.

Qualifying hosts can follow the following step-by-step process:

1. Register for tax accounts: Obtain PST and GST registration numbers from respective provincial tax authorities and register for MRDT where applicable in your community.

2. Calculate and collect taxes: Add applicable tax percentages to rental fees, cleaning charges and guest fees charged.

3. Remit collected taxes: Submit collected taxes to provincial and municipal authorities according to required reporting schedules, typically quarterly or annually.

4. Maintain records: Keep detailed documentation of all rental income, tax collection and remittances for compliance audits and annual tax reporting.

Comparison: Provincial vs municipal business licensing

Both provincial registration and municipal business licensing are required in communities where local governments mandate licensing. If your municipality does not require a business licence for short-term rentals, you still must register provincially; the provincial registry does not replace local licensing, and vice versa.

The provincial system provides baseline compliance while municipalities can impose additional operational requirements and fees.

These general requirements become more complex when examining specific rules across different BC communities.

City-Specific Airbnb Rules Across BC

Provincial rules establish minimum standards, but local governments can implement stricter requirements through local short-term rental bylaws that address community-specific housing and tourism concerns. Hosts must comply with both provincial registration and any additional municipal regulations in their area.

Vancouver short-term rental rules

Vancouver requires short-term rentals to be operated from the host’s principal residence and to hold a valid short-term rental business licence (currently around $1,000 per year, non-refundable). The licence number must appear on all listings. At present, Vancouver does not impose a city-wide cap on the number of rental nights per year, though such a ‘night cap’ has been studied

The city also enforces advertising restrictions requiring valid business license numbers on all online listings and limits the number of guests and rental days per year.

Vancouver’s short-term rental bylaws include specific operational requirements like guest registration, noise management protocols and property maintenance standards that exceed provincial requirements. The city is known to actively monitor classified ads, Facebook Marketplace and major booking platforms to ensure compliance with local business license display requirements.

Victoria and Capital Regional District rules

Victoria mandates short-term rental business licence with principal residence verification through municipal processes that supplement provincial registration requirements. Host listings must display both valid provincial registration numbers and local business license numbers to operate legally. It also limits whole-home rentals in a principal residence to 160 nights per year when the owner is away, and limits the number of bedrooms rented while the host is home.

The Capital Regional District encompasses multiple smaller communities, each with varying requirements for short-term rental accommodations. Some regional districts require additional safety inspections, zoning compliance certificates and neighborhood notification procedures beyond provincial rules.

Resort community rules (Whistler, Tofino, Sun Peaks)

Resort areas benefit from exemptions to the principal residence requirement, allowing property owners to operate short-term rental accommodations without living on-site. However, these communities still require business licence registration, tax collection and compliance with local building and safety codes.

Many resort communities have thriving short-term rental markets under the new regulations because they can accommodate visitors without the housing preservation restrictions affecting larger urban centers. These areas often have specific operational standards for tourist accommodations that reflect higher visitor volumes and seasonal demand patterns.

Common Challenges and Solutions

These represent the most frequent compliance issues BC's short-term rental hosts encounter when navigating the province's multi-layered regulatory system combining provincial registration with local government requirements.

Challenge 1: Proving principal residence

Solution:

Gather driver's licence, BC ID, utility bills and/or property tax notices showing the same address as your rental property. Supporting documentation should demonstrate actual residency rather than just property ownership, as the provincial compliance and enforcement unit verifies that hosts genuinely live at registered addresses rather than using properties solely for rental income.

Challenge 2: Managing multiple municipal requirements

Solution:

Create a compliance checklist combining provincial registration deadlines with local business license renewals, tax remittance schedules and municipal reporting requirements specific to your community.

Contact your municipal licensing department directly to understand local requirements, as these vary significantly between communities and change more frequently than provincial rules. Many hosts overlook municipal obligations while focusing on provincial compliance.

Challenge 3: Maintaining active registry status after the 2025 rollout

Solution:

Hosts must ensure their provincial registration remains active by renewing annually and updating any changes to principal residence status, ownership, or municipal licensing. Lapsed or incorrect registration information now triggers automatic listing removal and booking cancellations through platform compliance systems. Keeping documentation current and responding promptly to platform or provincial notices prevents disruptions to hosting operations.

Conclusion and Next Steps

British Columbia’s short-term rental legislation requires both mandatory provincial registration and ongoing compliance with local government bylaws that vary significantly across the province’s 65 affected communities. The key takeaway is that successful hosting requires understanding both provincial requirements and municipal regulations, with penalties reaching $50,000 for non-compliance and automatic booking cancellations for unregistered properties.

To get started:

1. Verify property eligibility: Confirm your property qualifies under the principal residence requirement or falls within exempt resort areas before proceeding with registration planning.

2. Research municipal requirements: Contact your local government to understand business licence fees, operational requirements and tax obligations specific to your community.

3. Prepare documentation: Gather principal residence proof and organize tax registration paperwork to begin the registration process.

Additional Resources

For official guidance, hosts can contact the BC Short-Term Rental Registry through Housing and Municipal Affairs at 1-833-828-2240 or Registry.STR@gov.bc.ca, or reach ServiceBC for general compliance questions. Municipal licensing inquiries can be directed to Vancouver (vancouver.ca/business-licensing, 604-873-7621), Victoria (victoria.ca/business-licenses, 250-361-0260), and Whistler (whistler.ca/business, 604-935-8100). For tax obligations, hosts can register for PST at gov.bc.ca/pst (1-877-388-4440) and GST/HST at canada.ca/taxes (1-800-959-5525), while MRDT requirements vary by regional district and must be confirmed with local municipal offices.

FAQs

What is the Short-Term Rental Accommodations Act in British Columbia?

The Short-Term Rental Accommodations Act (Bill 35) is provincial legislation that introduced a strict set of rules for short-term rentals in British Columbia. Key components include a principal residence requirement, a mandatory provincial registration system and significant penalties for non-compliance. The act aims to increase long-term housing availability, provide local governments with better enforcement tools and establish provincial oversight of BC's short-term rental market.

What is the principal residence requirement?

The principal residence requirement mandates that short-term rentals (rentals for less than 90 consecutive days) can only be operated from the host’s primary home where they actually live. This includes the main residence plus one secondary suite or accessory dwelling unit on the same property. This rule effectively prevents the conversion of residential properties into full-time, non-resident rental businesses.

Which communities are affected by the new rules, and are there any exemptions?

The rules apply to communities with populations over 10,000 or those within 15 kilometers of a larger municipality, totaling 65 communities. However, certain areas are exempt from the principal residence requirement, including some mountain resorts (like Whistler and Sun Peaks), farm lands and communities on Reserve and Nisga'a Lands. Strata-titled hotels that meet specific criteria may also be exempt. Local governments with a rental vacancy rate of 3% or more for two consecutive years can request to opt out.

Do I need to register my short-term rental?

Yes, as of May 1, 2025, all short-term rental hosts in British Columbia must register with the provincial short-term rental registry system. Hosts will receive a provincial registration number that must be displayed on all rental listings. Platforms like Airbnb are required to remove any listings without a valid, visible registration number.

What happens if I don't register my property?

Non-compliance can lead to fines of up to $50,000. Furthermore, short-term rental platforms are required to remove unregistered listings.

Do I still need a municipal business license if I have a provincial registration number?

Yes. The provincial registration does not replace local licensing requirements. If your municipality requires a business license for short-term rentals, you must obtain one in addition to registering provincially. Hosts must comply with both provincial and municipal rules, which can include different fees, documentation and operational standards.