Stricter rules for short-term rentals in Nova Scotia, effective September 30, 2024, aim to address housing shortages and ensure compliance. Here's what you need to know if you're operating in Antigonish or Pictou County:
- Registration Required: All short-term rentals must register annually with fees based on property type: $50 for primary residences (1-4 bedrooms), $150 for 5+ bedrooms, and $500 for commercial rentals in Tier 2 areas like Antigonish and Pictou County.
- Deadlines: Registration must be completed by September 16, 2024, to operate legally starting October 1. Renewals are due annually by April 1.
- Zoning & Safety Compliance: Properties must meet local zoning rules, municipal bylaws, and safety standards.
- Penalties: Non-compliance can result in fines ranging from $1,000 to $100,000.
These rules are designed to balance the needs of tourism and housing, with a provincial housing shortage projected at 41,200 units by 2027/28.
| Property Type | Annual Fee | Key Requirements |
|---|---|---|
| Primary Residence (1–4 bedrooms) | $50 | Proof of primary residence |
| Primary Residence (5+ bedrooms) | $150 | Extended safety documentation |
| Commercial STR (Tier 2) | $500 | Municipal compliance documentation |
Key Takeaway: Register your property, follow local rules, and meet safety standards to avoid fines and operate legally.
Hot Topic - NEW Short Term Rental Regulations
Nova Scotia Provincial Rules
In September 2024, Nova Scotia introduced the Short-Term Rentals Registration Act (STRRA), creating a province-wide system for managing short-term rental operations.
Registration Requirements
If you're renting out a property for fewer than 28 consecutive days, you need to register it with the Short-Term Rentals Registry. Each property address requires its own registration.
Here’s a breakdown of the annual fees based on property type:
| Property Type | Annual Fee |
|---|---|
| Primary Residence (1–4 bedrooms) | $50.00 |
| Primary Residence (5+ bedrooms) | $150.00 |
| Commercial STR – Tier 1 (Halifax area) | $2,000.00 |
| Commercial STR – Tier 2 (including Antigonish & Pictou) | $500.00 |
| Commercial STR – Tier 3 (select small towns) | $240.00 |
Minister Pat Dunn highlighted the importance of these rules, saying:
"These changes will help ensure we have a clear understanding of short-term rentals in the province and give municipalities access to the information they need to enforce land-use bylaws."[4]
To keep your operations valid, registration must be completed by September 16, 2024. Failure to do so will invalidate any existing registration numbers [2]. Some exceptions to these rules are outlined below.
Registration Exceptions
Certain types of properties are not required to register:
- Long-term rentals: Properties rented for more than 28 consecutive days.
- Temporary worker housing: Accommodations specifically for temporary workers.
- Open-air facilities: Campgrounds without permanent roofing structures.
Secondary suites come with additional restrictions. If the unit isn’t used as a primary residence, it’s treated as a commercial short-term rental. Additionally, owners who received funding through the Secondary and Backyard Suite Incentive Program cannot operate short-term rentals unless the unit serves as their primary residence or they obtain a written exemption from the Minister.
Platforms listing only hotel or motel accommodations don’t need to display registration numbers. However, platforms like Airbnb and Expedia must comply with these rules by September 30, 2024 [2].
Antigonish County Rules
If you're planning to run a short-term rental in Antigonish County, make sure your property meets local zoning requirements and that you obtain the necessary permits.
Permits and Zoning
- Initial Compliance Check
Reach out to the municipality to confirm your property's zoning compliance. You can email rentals@edpc.ca with the following details:
- Your full contact information and mailing address
- The address of the rental property
- Whether the property is owner-occupied
- Required Documents
You'll need to provide:
- Proof that the property is your primary residence (if applicable)
- Written consent from the property owner (if you're a renter)
- Approval from the condo board (for condominium units)
Registration fees align with the provincial guidelines mentioned in the Nova Scotia Provincial Rules section. Once you meet these requirements, focus on adhering to safety standards.
Safety Rules
To stay compliant, all registered properties must:
- Include a valid registration number in all online listings
- Follow all municipal bylaws
- Undergo periodic property inspections
- Keep emergency contact information accessible
Make sure to submit your registration application by September 16, 2024, to allow enough time for processing before the September 30 deadline. Starting October 1, operating without proper registration could lead to steep fines and penalties.
Pictou County Rules
Short-term rental operators in Pictou County must follow different regulations depending on whether their property is in an urban or rural area. As a Tier 2 region under Nova Scotia's updated guidelines, the county's requirements vary based on location.
New Glasgow and Pictou Rules
In urban areas like New Glasgow and Pictou, commercial short-term rental hosts must meet specific requirements. These include displaying valid registration numbers, providing proof of compliance with local municipal bylaws, and completing registration by September 30, 2024. Additionally, hosts must submit annual documentation by April 1.
City vs. Rural Rules
Urban and rural areas in Pictou County are governed by different rules. While urban locations like New Glasgow and Pictou have stricter mandates, rural properties face fewer zoning restrictions but must still meet core safety and documentation standards.
| Location Type | Registration Requirements | Annual Fee |
|---|---|---|
| Primary Residence (All Areas) | Proof of primary residence | $50 |
| Commercial Urban (New Glasgow/Pictou) | Municipal compliance documentation | $500 |
| Tourist Accommodations (1–4 rooms) | Safety compliance proof | $50 |
| Tourist Accommodations (5+ rooms) | Extended safety documentation | $150 |
Rural properties located outside town limits are generally subject to fewer restrictions compared to urban areas [2]. However, all properties - urban or rural - must meet specific local compliance standards.
Local Taxes
In addition to registration and zoning requirements, property owners are responsible for annual registration taxes, municipal property taxes, and tourism fees. Operating without proper registration can lead to fines ranging from $1,000 to $100,000 [5]. These rules aim to address the demand for tourism accommodations while protecting residential housing availability.
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How to Follow Local Rules
To ensure compliance with local regulations, it's crucial to follow the steps outlined below. These cover registration, insurance, and guest management requirements.
Registration Steps
Property owners must register with the Short-term Rentals Registry to operate legally.
For primary residences:
- Provide proof of primary residence.
- Submit documentation showing compliance with local by-laws (check specific requirements with your municipality).
- Pay a $50 registration fee.
For commercial properties in New Glasgow and Pictou County:
- Pay a $500 registration fee for Tier 2 properties.
- Submit all required municipal documentation.
- Renew your registration annually by April 1.
Insurance Requirements
Standard homeowner's insurance typically does not cover short-term rental activities. To meet local rules, you’ll need specific coverage.
For personal policies, ensure coverage includes:
- Protection against theft and vandalism.
- Coverage for guest property (up to $1,500).
- Compensation for fair rental value.
For commercial policies, coverage must include:
- General liability.
- Property damage.
- Business interruption insurance.
- A minimum of $1,000,000 coverage per occurrence [6].
Once insurance is in place, the next step is focusing on clear guest rules.
Guest Rules
Hosts are required to set and enforce house rules in line with local regulations. These rules should address key areas:
| Category | Requirements | Implementation |
|---|---|---|
| Noise | Follow quiet hours | Written rules |
| Parking | Use designated spots | Clear signage |
| Waste | Proper sorting/disposal | Written guidelines |
| Occupancy | Limit guest numbers | Booking restrictions |
Providing guests with clear details about local bylaws is critical. Violations can lead to fines of up to $100,000 [5]. Regularly monitoring guest behavior and maintaining open communication will help you stay compliant and foster good relationships with neighbors.
Effects on Local Housing
Short-term rentals are reshaping housing dynamics in Antigonish and Pictou County, creating both opportunities and challenges.
Tourism and Housing Balance
As of July 30, 2024, there were 7,235 registered short-term rentals across the state, including 107 active Airbnb listings in Antigonish. These listings had an average occupancy rate of 46%, with hosts earning around $21,000 annually [9].
This growth has sparked several challenges:
- Long-term rental properties are being converted into short-term accommodations, reducing housing options.
- Housing shortages are especially severe in university towns like Antigonish.
- Vulnerable groups, such as refugees and new immigrants, face even greater difficulty finding housing [8].
"It definitely is an issue, in places where tourist accommodations are overtaking all the local rentals", says John Bain, director of the Eastern District Planning Commission [7].
"As far as I know, housing has always been difficult to find in small rural university towns, whether that's Wolfville, Sackville or Antigonish. It's always at a premium, because for students, you can get two, three, four, or $5,000 in rent a month from a house while, with a family renting that, you're not getting anywhere near that." [7]
These housing pressures are not just personal - they also affect local businesses and community stability.
Local Business Impact
The rise of short-term rentals is reshaping the local economy, particularly through tourism. While they bring in revenue and create jobs, they also disrupt the availability of long-term housing.
Here’s how the economic impact breaks down:
| Impact Area | Effect | Details |
|---|---|---|
| Tourism Revenue | Positive | Average daily rate of $112 in Antigonish [9] |
| Local Employment | Mixed | New property management jobs, but fewer long-term rentals |
| Business Diversity | Positive | Expands accommodation options for visitors |
"Airbnb and other forms of short-term rentals are a reality in the tourism industry. We know visitors and travelers are using more short-term rental platforms to book vacations. Many prefer Airbnb-style accommodations." [7]
These economic benefits highlight the importance of balanced regulations. Nova Scotia's tiered registration system, which ranges from $50 to $2,000, is designed to manage the market while encouraging more long-term housing options [5].
"Nova Scotians need housing. We know many houses and apartments that could potentially be long-term homes are being rented short term." [1]
Upcoming Changes
New regulations aim to safeguard housing availability while maintaining support for local tourism industries.
New Rules in Progress
Starting September 30, 2024 [5], stricter rules will govern short-term rentals in Antigonish and Pictou County. These changes focus on improving oversight and ensuring compliance.
Here are the key updates:
| Requirement Type | Details | Deadline |
|---|---|---|
| Annual Registration | All short-term rentals must register annually | April 1 each year |
| Documentation | Provide proof of municipal compliance, ownership, and residency | Before starting operations |
| Information Updates | Report any changes to registration details | Within 10 days |
Fee adjustments will now follow a tiered system, reflecting efforts to address housing concerns more effectively.
"Unregulated short-term rental growth has led to significant housing and community challenges", says Darlene Grant Fiander, President of TIANS [10].
Property owners are encouraged to review these updates and use available resources to ensure compliance.
Updates and Resources
Property owners can find detailed guidelines and support through official channels to meet these new requirements. The Provincial Tourist Accommodation Registry offers information on registration, compliance, and policy updates.
For Antigonish property owners needing compliance letters, contact rentals@edpc.ca.
"Nova Scotia's tourism businesses are required to meet a number of regulations to operate and, for too long, the proliferation of short-term rentals has created an unlevel operating environment for operators who pay commercial taxes and licensing fees, and who meet safety and regulatory requirements. This is a step in the right direction", says Wes Surrett, Chair of TIANS [10].
A provincial housing needs assessment estimates a shortage of 41,200 housing units by 2027/28 [2] [5]. As of July 2024, there were 7,193 registered short-term rentals in Nova Scotia [5], underscoring the scope of properties impacted by these changes.
Summary
Main Points
Short-term rental operators in Antigonish and Pictou County must comply with both provincial and local rules to operate within the law. Here’s an overview of the main requirements:
| Requirement | Details | Deadline/Fee |
|---|---|---|
| Provincial Registration | Required for all properties | April 1 annually |
| Documentation | Proof of municipal compliance and ownership | Before operation |
| Commercial STR Rate (Tier 2) | Applies to Antigonish & Pictou County | $500 per year |
| Primary Residence STR | Covers up to 4 bedrooms | $50 per year |
| Traditional Tourist Accommodation | For 5+ bedrooms | $150 per year |
Non-compliance can result in fines as high as $100,000 [5]. As of July 2023, Nova Scotia had 7,193 registered short-term rentals [5]. These rules aim to address a housing shortage projected at 41,200 units by 2027–28 [2][5]. Follow the steps below to ensure your rental operations meet these requirements.
Getting Started
To legally operate a short-term rental in Antigonish or Pictou County, take these steps:
- Check zoning rules and gather documentation: This includes ownership proof, municipal compliance, and residency details. For Antigonish properties, email rentals@edpc.ca to request a compliance letter [1]. Processing typically takes 2–3 weeks [3].
- Register your property: Submit your application through the Nova Scotia Short-term Rentals Registry, including all required documents and the appropriate fee [3].
For properties in New Glasgow, you’ll need separate certificates for each rental unit and must maintain accurate financial records [11]. Keep in mind that registration numbers for the 2023–24 season expire after September 30 [5]. Staying compliant is crucial for uninterrupted operations.
Related Blog Posts
- 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: Amherst & Cumberland County
- Short-Term Rental Regulations in Nova Scotia: Northumberland Shore (Tatamagouche, Pugwash)
