Airbnb Rules in Montreal: A Complete 2025 Guide to Compliance for Short-Term Rental Hosts

Montreal has implemented some of Canada’s strictest short-term rental regulations, limiting Airbnb and similar platforms to a narrow summer window between June 10 and September 10 each year. These comprehensive rules, which took effect in 2025, require hosts to obtain both provincial registration and municipal permits while restricting vacation rentals to principal residences residences only. Commercial tourist homes (non–principal-residence rentals) may still operate, but only in designated zones.

What this guide covers:

This guide covers Montreal’s complete short-term rental regulatory framework including CITQ registration requirements, seasonal restrictions, borough-specific rules, zoning considerations, permit procedures and enforcement penalties. We’ll explain exactly what property managers need to legally operate and how to avoid fines that can reach $10,000 for hosts and $100,000 for platforms under Quebec law.

Who this is for:

This guide is designed for current and prospective Airbnb hosts, property owners considering tourist rentals and real estate investors in Montreal. Whether you’re already renting your property or exploring short-term rental opportunities, you’ll find specific compliance requirements and practical steps to operate legally.

Why this matters:

Montreal’s crackdown on illegal short term rentals emerged from a severe housing crisis where rents increased 71% since 2019 and a deadly 2023 fire in Old Montreal’s illegal Airbnb properties that killed seven people. Non-compliance can result in daily fines, forced closure, platform removal and legal consequences that far exceed potential rental income.

What you’ll learn:

• Exact rental periods permitted under Montreal bylaw

• CITQ registration and municipal permit requirements

• Borough-specific restrictions and prohibited zones

• Step-by-step compliance procedures and costs

Understanding Montreal’s Short-Term Rental Framework

Montreal’s 2025 approach to short-term rental regulations represents one of North America’s most restrictive responses to vacation rental platform-driven housing displacement. Unlike other cities that focus primarily on registration or taxation, Montreal’s decision targets the fundamental business model of commercial short-term rentals by severely limiting when and where they can operate.

The regulatory framework addresses two critical concerns: Preserving affordable rental housing for residents and ensuring tourist accommodation safety. Many property owners who previously converted apartments into full-time Airbnb operations must now choose between seasonal tourism, long-term rentals or operating as commercial tourist homes.

CITQ registration system

The Corporation de l’Industrie Touristique du Québec (CITQ) serves as Quebec’s provincial authority for all tourist accommodation establishments, including short-term rentals under 31 days — when they qualify as tourist homes, not principal residence rentals.. Every property owner must obtain a classification certificate before listing on Airbnb, Vrbo or other booking platforms.

Principal residence short-term rentals may require CITQ registration depending on classification type, while full-time tourist homes always require it.

The CITQ registration requires a $51.50 application fee plus supporting documentation proving property ownership, insurance coverage and compliance with safety standards. Property owners must display their establishment registration number prominently in all listings, advertisements and booking confirmations. Platforms like Airbnb are legally required to verify these numbers and remove unregistered listings.

Borough-specific regulations

Montreal’s 19 boroughs maintain varying degrees of restrictions beyond the citywide seasonal rule. Some boroughs — such as Lachine, Saint-Laurent and Saint-Léonard — prohibit principal residence short-term rentals regardless of season or residence status. However, non-principal-residence tourist homes may still operate in designated zones, subject to zoning maps and commercial classifications.

Property owners must verify their address against official borough zoning maps before applying for permits, as violations in prohibited areas trigger automatic enforcement action even if provincial paperwork is complete.

Understanding these foundational requirements leads directly to Montreal’s most distinctive feature - the seasonal rental restrictions that reshape its entire short-term rental market.

Montreal’s Seasonal Rental Restrictions

Building on the provincial and municipal framework, Montreal’s 2025 bylaw introduces strict timing limitations for principal-residence rentals that fundamentally limit when short-term rentals can operate.

June 10 - September 10 rule

Montreal restricts all principle residence short-term rentals to exactly 92 days during summer months, specifically from June 10 through September 10 each year. Outside this period, properties must transition to long-term rentals of 31 days or more or return to primary residence use or remain vacant.

Violations of the seasonal restriction trigger daily fines starting at $1,000 for first offenses and $2,000 for repeat violations. City inspectors, expanded from 4 to 10 officers in 2025, actively monitor platforms and investigate complaints about off-season rentals. The restricted rental periods aim to maximize tourism benefits while returning housing stock to residents during off-peak demand months.

Principal residence requirements

All legal short-term rentals must occur in the host’s principal residence, defined as the property where they live most of the year and maintain primary legal address. Property owners can rent their entire home during permitted periods only if they temporarily relocate, or share their residence with Airbnb guests while remaining present.

Secondary residence rentals are prohibited except in specifically designated tourist accommodation zones marked on official city maps. Tenants require written landlord permission before hosting, and property owners must provide documentation proving residence status including tax returns, utility bills and voter registration records.

Prohibited boroughs and areas

Complete year-round bans of short-term rentals apply in boroughs such as Lachine, Saint-Laurent and Saint-Léonard, where no short-term rental permits are issued regardless of residence status or property type.

Other boroughs typically prohibit tourist rentals except for owner-occupied residential buildings with six or fewer units and located in zones that permit.

Designated commercial and mixed-use zones and specific tourist areas like parts of the Old Port may permit commercial tourist homes. Property owners should contact their borough directly to verify zoning status before investing in compliance procedures, as zoning violations cannot be resolved through permits or registration.

With these restrictions clearly defined, property owners need specific procedures to achieve and maintain legal compliance.

Compliance Requirements and Procedures

Moving from understanding regulations to practical implementation requires navigating multiple government agencies, permit processes and ongoing obligations. The total cost typically ranges from $500-800 for initial setup, not including insurance and professional assistance.

Step-by-step: Getting your Airbnb legal

Montreal property owners ready to commit to legal short-term rental hosting can follow the following steps.

1. Verify borough eligibility: Contact your borough office to confirm your address is in an eligible zone for principal-residence short-term rentals or commercial tourist home operation. Understand any additional local restrictions beyond citywide rules.

2. Apply for CITQ Classification Certificate: Submit your documentation and pay the $51.50 fee.

3. Obtain Municipal Permit: Pay Montreal’s $300 short-term rental permit fee, and provide residence documentation, tax records and neighbor notification if required by your borough.

4. Secure insurance coverage: Acquire civil liability insurance specifically covering short-term rental activity, as standard homeowner insurance often excludes it.

5. Set up tax collection: Register to collect and remit Montreal’s 3.5% lodging tax from all guests, maintaining detailed records for quarterly submissions to city authorities. While Airbnb collects and remits this on your behalf, you will still be responsible for collection and remittance for other short-term rental bookings.

6. Display registration number: Include your CITQ establishment number and municipal permit number in all listings, advertisements and guest communications as required by law.

Comparison: Principal vs Non-Principal Residence Rentals

Principal residence rentals offer the only legal path for most Montreal property owners, while non-principal residence options remain limited to specific commercial zones. The documentation burden and seasonal restrictions make compliance viable only for committed hosts who can maximize summer months revenue.

Even with proper permits and procedures, Montreal hosts frequently encounter specific challenges that require proactive solutions.

Common Challenges and Solutions

Montreal’s strict enforcement environment creates predictable obstacles for Airbnb hosts attempting to maintain legal operations while generating meaningful rental income from their properties.

Challenge 1: High compliance costs and administrative burden

Solution:

Budget $500-800 for initial setup and consider professional help for taxes and documentation. Consider hiring a local tax professional familiar with Montreal’s specific requirements, as mistakes in documentation or tax collection can trigger enforcement action regardless of good faith efforts.

Challenge 2: Limited earning potential due to seasonal restrictions

Solution:

Maximize summer months bookings through premium pricing and extended-stay packages, then transition to long-term winter rentals for sustained rental income.

Alternative revenue streams during prohibited periods include corporate housing, month-long furnished rentals or returning the property to primary residence use while exploring other investment opportunities.

Challenge 3: Aggressive enforcement and heavy penalties

Solution:

Maintain meticulous documentation of all permits, registrations, tax payments and residence status to demonstrate good faith compliance during any inspection.

Monitor regulatory changes closely as Montreal continues refining enforcement procedures, and establish good relationships with neighbors to avoid complaints that often trigger investigation of otherwise compliant properties.

With these challenges addressed, property owners can make informed decisions about participating in Montreal’s restricted short-term rental market.

Conclusion and Next Steps

Montreal’s regulatory landscape prioritizes housing accessibility over tourism revenue, creating a narrow but navigable path for short-term rental property owners willing to comply with seasonal restrictions and residence requirements. The city’s aggressive enforcement approach makes perfect compliance essential rather than optional.

To get started:

1. Check borough eligibility: Verify your property’s zoning status and any additional local restrictions before investing.

2. Apply for CITQ Certificate: Begin the provincial registration process with required documentation and fees

3. Secure permits and insurance: Complete municipal permitting and obtain appropriate insurance coverage for short-term rental operations

Additional Resources

For the most current and detailed information, consult official sources directly. Visit the Corporation de l’Industrie Touristique du Québec (CITQ) website for provincial registration requirements and classification certificates. Refer to the City of Montreal's official website for municipal permits, lodging tax information and city-wide bylaws. Finally, it is crucial to contact your local borough office to confirm specific zoning eligibility and any unique local restrictions, as rules can vary significantly between boroughs.

FAQs

What are the main rules for operating a short-term rental like an Airbnb in Montreal?

Montreal has strict regulations for short-term rentals, which took effect in 2025. The primary rules require that rentals are limited to a host's principal residence and can only operate during a specific summer window, from June 10 to September 10 each year. Hosts must also obtain a provincial CITQ registration and a municipal permit to operate legally.

Can I rent out my property on Airbnb year-round in Montreal?

No, you cannot rent out your principal residence on a short-term basis (under 31 days) year-round. Montreal's bylaw restricts these rentals to a 92-day period from June 10 to September 10. Outside of this window, the property must be used as a primary residence or be rented for 31 days or more. Commercial tourist homes in specific designated zones may be permitted to operate year-round.

What is the difference between a principal residence rental and a non-principal residence rental?

A principal residence is the property where the owner lives for most of the year. These rentals are only permitted from June 10 to September 10. A non-principal residence or "commercial tourist home" is a property not occupied by the owner. These are prohibited unless they are located in specific, designated commercial or tourist zones as defined by the city.

Are the rules the same in all Montreal boroughs?

No, some boroughs have even stricter rules. For example, boroughs like Lachine, Saint-Laurent and Saint-Léonard have a complete ban on short-term rentals, regardless of whether it's a principal residence. It is crucial to check with your specific borough office to confirm if your property is in an eligible zone before you begin the registration process.

What are the penalties for not complying with Montreal's short-term rental laws?

The penalties for non-compliance are severe. Fines for violating the seasonal restrictions start at $1,000 for a first offense. Overall fines can reach up to $10,000 for hosts and $100,000 for platforms like Airbnb. Other consequences include forced closure and removal from booking platforms.