New short-term rental (STR) regulations in Nova Scotia, effective September 30, 2024, will impact property owners in Amherst and Cumberland County using platforms like Airbnb and VRBO. Here's what you need to know:
- Mandatory Registration: All STR operators must register annually with Nova Scotia's Short-term Rentals Registry. Fees range from $50 to $2,000 based on property type and location.
- Compliance Requirements: Operators must follow municipal land-use bylaws, display registration numbers in advertisements, and meet safety standards. Non-compliance can result in fines up to $100,000.
- Tax Obligations: A 15% Hotel Sales Tax (HST) must be collected and remitted, and rental income must be reported to the Canada Revenue Agency.
- Local Rules: Amherst and Cumberland County have specific zoning, guest limits, parking requirements, and quiet hours (11 PM–7 AM) that operators must follow.
Quick Overview:
| Area | Fee (Tier 2) | Key Rules | Quiet Hours |
|---|---|---|---|
| Amherst | $500 | Zoning permits, guest/parking limits | 11 PM–7 AM |
| Cumberland County | $500 | Proof of compliance, municipal standards | 11 PM–7 AM |
To operate legally, register your property, adhere to local regulations, and ensure compliance with tax and safety standards.
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Nova Scotia's Short-Term Rental Laws
In Nova Scotia, property owners renting accommodations for 28 days or less must register with the Short-term Rentals Registry. The specific requirements depend on the type of property.
Registration Requirements
Every short-term rental operator must register each property with a unique civic address in the Short-term Rentals Registry. A separate registration is required for each property, and the registration number must appear in all advertisements. Operators also need to provide proof of compliance with municipal regulations. Registrations must be renewed annually by April 1st, and applications should be submitted by September 16 to ensure enough time for processing.
Fees for registration depend on the type of accommodation:
| Accommodation Type | Registration Fee | Notes |
|---|---|---|
| Primary Residence STR | $50.00 | Owner or tenant must live in the property |
| Commercial STR (Tier 1) | $2,000.00 | Covers Halifax, Bedford, and Dartmouth |
| Commercial STR (Tier 2) | $500.00 | Includes Amherst and Cumberland County |
| Commercial STR (Tier 3) | $240.00 | Applies to smaller areas like Clark's Harbour |
| Traditional Tourist (1–4 rooms) | $50.00 | Hotels, B&Bs, inns, etc. |
| Traditional Tourist (5+ rooms) | $150.00 | Larger tourist accommodations |
Safety Rules and Inspections
After registering, operators must meet safety and municipal standards. These include:
- Providing documentation from the municipality to confirm compliance with local land-use by-laws.
- Collecting and remitting a 15% Hotel Sales Tax (HST) on all rental transactions.
- Reporting rental income to the Canada Revenue Agency using Form T776.
Amherst Short-Term Rental Rules
To operate a short-term rental in Amherst, you must follow both provincial and local regulations closely.
Permits and Zoning
Before listing your property, make sure to:
- Register with the Nova Scotia Short-Term Rentals Registry as a Tier 2 Commercial STR operator.
- Provide documentation showing your property complies with local land-use bylaws.
- Verify zoning requirements to ensure your property is located in an area approved for short-term rentals.
If you're unsure about zoning or permits, reach out to the local planning office for guidance. Keep all permits and approvals on hand for inspections. Local rules may also include specifics on guest limits and parking.
Guest and Parking Limits
Amherst has rules to manage guest capacity and parking for short-term rentals. Property owners need to:
- Stick to approved parking plans.
- Follow conditions outlined in their land-use permits.
- Maintain accurate records of guest occupancy.
These rules often depend on factors like property size, the number of parking spaces required per unit, designated guest parking areas, and accessibility needs. For more detailed information, contact your local municipal planning office.
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Cumberland County Rental Guidelines
Running a short-term rental in Cumberland County means following both provincial rules and local requirements. Property owners need to meet specific permit criteria and respect community standards to stay compliant.
Getting Required Permits
If you own property in Cumberland County, you must register with Nova Scotia's Short-term Rentals Registry. Here's what the process involves:
- Registration Fee: Cumberland County rentals fall under Commercial Short-term Rental Tier 2, with an annual fee of $500 [2].
- Processing Time: Approvals usually take 2–3 weeks [2].
Before registering, you'll need:
- Proof that your property complies with municipal land-use bylaws
- Separate registrations for each property with a unique civic address
- Any additional documents required by the application form
"That way fire and EMS know what they're going into should their services be needed", said Johnson. "They'll know from the call that it is a short-term rental and that it could be multiple people in the dwelling." [6]
Once your permits are in order, you'll also need to follow community standards to maintain good relations with neighbors.
Noise and Neighbor Rules
Cumberland County enforces quiet hours from 11:00 PM to 7:00 AM. Noise complaints after hours are handled by the Sheriff's Office, while the Planning & Zoning Department addresses them during business hours [6].
"I think it's very good that we have a standard of safety in place for people who do come to Cumberland County so they can leave with a good experience", notes Cumberland Board of Supervisors Chairman Brian Stanley [6].
To ensure smooth operations and satisfied guests, property owners should:
- Inform guests about quiet hours and noise rules
- Register with the County's Planning & Zoning Department
- Familiarize themselves with the Municipal Planning Strategy and Land Use By-Law requirements [7]
For detailed advice on property eligibility and zoning, reach out to the Building Officials or Municipal Planner at the Cumberland County offices [7]. This ensures your rental complies with current rules and helps maintain a positive relationship with the community.
Steps for Legal Operation
Here’s how to operate legally in Amherst and Cumberland County, following the provincial and local regulations.
Permit Application Steps
To get started, follow these steps to apply for the necessary permits:
-
Gather required documents:
- Proof of compliance with municipal bylaws
- Property owner consent (if applicable)
- Civic address and bedroom count
- Host contact details
- Submit your registration: Complete your registration through the online portal. Be aware that incomplete applications may take longer to process [2].
| Property Type | Annual Fee | Processing Time |
|---|---|---|
| Primary Residence | $50.00 | 2–3 weeks |
| Commercial (Tier 2) | $500.00 | 2–3 weeks |
| Tourist (1–4 rooms) | $50.00 | 2–3 weeks |
| Tourist (5+ rooms) | $150.00 | 2–3 weeks |
Once your registration is submitted, make sure to address your insurance and tax obligations.
Insurance and Taxes
After registration, ensure you meet these financial and tax requirements to stay compliant:
- Report rental income if your property is rented for more than 14 days a year [8].
- Submit a W-9 form to avoid a 24% income withholding [8].
- Keep personal and business expenses separate [8].
- Maintain records of deductible expenses [8].
"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 [1]
Guest Rules and Screening
Protect your property and maintain good community relations by screening guests and setting clear rules. Casa Scotia suggests the following:
- Perform background checks on guests.
- Establish house rules for noise and parking.
- Provide a guest manual with emergency contacts.
- Use platform verification systems for added security [10].
- Keep a record of all guest communications [9].
Let guests know upfront that background checks are part of the booking process to ensure transparency.
Updates and Support Resources
Once legal operations are in place, keeping up with changes and having access to professional support can make all the difference.
Expected Rule Changes
Nova Scotia is adjusting its short-term rental (STR) regulations to balance tourism demands with the need for long-term housing. These rules are evolving, so it’s important to stay informed. Consulting experts can help you navigate these changes. The next section highlights services designed to make compliance easier.
Management Services
Casa Scotia provides tailored solutions for STR property owners. Their offerings cover everything from staying compliant with local laws to optimizing your rental income. Here’s what they provide:
| Service Category | Features | Benefits |
|---|---|---|
| Regulatory Compliance | Local law monitoring, permit management, documentation | Keeps your property legally operational |
| Property Management | Guest screening, maintenance, cleaning | Simplifies property upkeep |
| Revenue Optimization | Dynamic pricing, multi-platform listing | Increases your rental earnings |
For example, a lakefront property in Glen Arbour, Hammonds Plains, managed by Casa Scotia, generated $165,930 in annual rental revenue. After expenses, the net income reached $127,400, with a 53.41% occupancy rate and an average daily rate of $744 [11].
"I was skeptical about short-term rentals - until Casa Scotia showed me exactly what I could earn. Their transparency won my trust immediately, and the results exceeded expectations." - Mark T., Bedford Property Owner [11]
For property owners facing regulatory challenges, teaming up with a management service like Casa Scotia can simplify operations while keeping your business compliant and profitable.
Summary
To operate legally in Amherst and Cumberland County, property owners must follow provincial and local regulations. As of July 30, 2024, these areas account for a large share of Nova Scotia's registered properties, with 18 in Amherst and 280 in Cumberland County [5].
Registration Fees at a Glance:
- Primary residences: $50 for up to 4 bedrooms, $150 for 5 or more rooms [3].
- Commercial properties in Tier 2 areas (like Amherst and Cumberland): $500 [3].
Steps for Compliance: Before starting a rental, property owners need to:
- Register with the Tourist Accommodations Registry.
- Include registration numbers in all listings.
- Follow municipal land-use regulations.
- Report any changes within 10 days [4].
Penalties for Non-Compliance: The province enforces these rules strictly, with fines reaching up to $100,000 for unregistered operations or regulation violations [3][1].
Related Blog Posts
- Short term rental regulation in HRM ( Halifax, Bedford, Dartmouth )
- Short-Term Rental Regulations in Nova Scotia: Eastern Shore (Sheet Harbour, Guysborough, Sherbrooke)
- Short-Term Rental Regulations in Nova Scotia: Yarmouth & Acadian Shores (Yarmouth, Clare, Digby)
- Short-Term Rental Regulations in Nova Scotia: Truro & Colchester County
