Starting September 30, 2024, all short-term rental (STR) operators in Nova Scotia, including Windsor and West Hants, must register their properties under the Short-term Rentals Registration Act. These rules aim to address housing shortages while supporting tourism. Here’s what you need to know:
-
Registration Requirements:
- Obtain a zoning confirmation letter if required (e.g., $50 in West Hants).
- Register your property via the provincial STR portal.
- Annual fees range from $50 to $2,000, depending on property type and location.
- Include your registration number in all advertisements.
-
Key Rules:
- Rentals are capped at 28 consecutive days.
- Personal vacation homes can be rented for up to 150 days/year.
- Platforms like Airbnb must also register with the province.
-
Local Differences:
- Windsor requires a Short-Term Rental License ($232 initial fee, $191 renewal).
- West Hants focuses on zoning compliance ($50 zoning confirmation letter).
- Penalties: Fines for non-compliance can reach $100,000.
Quick Comparison: Windsor vs. West Hants
| Feature | Windsor | West Hants |
|---|---|---|
| STR License | Required ($232 initial, $191 renewal) | Not required |
| Zoning Confirmation | Not explicitly required | Required ($50 fee) |
| Documentation | ID, insurance, criminal record check | Property address, rental details |
| Processing Time | Varies | ~2 weeks |
To stay compliant, file all applications by September 16, 2024, to meet the September 30 deadline. Non-compliance can result in steep fines, so act early!
Nova Scotia Short-Term Rental Laws
Nova Scotia has updated its short-term rental (STR) regulations with the Short-term Rentals Registration Act. These rules aim to support tourism while addressing the province's housing challenges, including a predicted shortage of 41,200 housing units by 2027–28 [5]. Operators in Windsor and West Hants must follow these provincial guidelines to stay compliant. Here's a quick overview of the new rules.
Main Provincial Rules
Starting September 30, 2024, Nova Scotia's STR framework introduces specific requirements for operators. Below is a summary of the tiered registration fees:
| Property Type | Annual Registration Fee | Details |
|---|---|---|
| Primary Residence (up to 4 beds) | $50 | Host lives on property |
| Primary Residence (5+ beds) | $150 | Host lives on property |
| Commercial Tier 1 | $2,000 | Bedford, Dartmouth, Halifax areas |
| Commercial Tier 2 | $500 | Most other communities |
| Commercial Tier 3 | $240 | Select towns (e.g., Clark's Harbour) |
Key points under the new regulations include:
- Rentals are capped at 28 consecutive days, and personal vacation homes can only be rented for up to 150 days per year [4].
- Platforms like Airbnb and Expedia must register with the province [5].
- Operators are required to include their registration number in all advertisements [7].
Failing to comply can result in fines of up to $100,000 for unregistered operations [5]. By July 2023, 7,193 short-term rentals were already registered in Nova Scotia [5].
To complete registration, property owners must provide documentation such as proof of bylaw compliance, consent from property owners or condo boards, and verification of primary residence if applicable.
Applications should be submitted by September 16 to ensure processing before the September 30 deadline [6]. Each property at a separate address needs its own registration, and renewals are due annually by April 1 [7].
Local Rules: Windsor & West Hants
Local rules in Windsor and West Hants are designed to complement provincial regulations while addressing the specific needs of their communities.
Where You Can Operate
Both municipalities require property owners to ensure their properties meet zoning requirements for short-term rental use under local land use bylaws.
In West Hants, property owners must secure a zoning confirmation letter before starting short-term rental operations. Here’s how to get it:
- Email planning@westhants.ca with the subject line: "Short-Term Rental – Zoning Confirmation Letter"
- Provide the property address
- Share details about the short-term rental operation
- Pay a $50 fee at the West Hants Office
The table below outlines how Windsor and West Hants differ in their short-term rental rules.
Windsor vs. West Hants Rules
Both municipalities align their policies with provincial regulations but add their own local requirements.
| Requirement | Windsor | West Hants |
|---|---|---|
| Basic License | Short-Term Rental License required | No specific STR license required |
| Initial Fee | $232 for new applications | $50 for zoning confirmation letter |
| Renewal Fee | $191 annually | Not applicable |
| Documentation | ID, insurance, criminal record check | Property address, rental details |
| Processing Time | Varies | About 2 weeks |
| Additional Requirements | Proof of principal residence, owner permission if applicable | Compliance with land use bylaws |
Windsor introduced its licensing system on September 6, 2022. Property owners in Windsor must submit:
- A valid government-issued ID
- Proof of insurance
- Criminal record check results
- Documentation confirming the property is their principal residence
- Permission from the property owner (if applicable)
- Approval from the condo corporation (for condo units)
West Hants, on the other hand, has a more straightforward process focused on zoning. Property owners need to email planning@westhants.ca with their property address, rental details, and contact information, along with proof of payment for the $50 fee.
How to Register Your Property
Here’s how you can complete your property registration while adhering to local zoning rules.
Documents and Costs
To ensure everything is done legally, you’ll need to go through both municipal and provincial steps based on your property type.
1. Municipal Requirements
Start by getting a zoning confirmation letter:
- Email planning@westhants.ca with the subject line: "Short-Term Rental – Zoning Confirmation Letter." Include your property address and details about the rental.
- Pay a $50 fee as directed by the West Hants Office.
- The processing time is approximately two weeks.
2. Provincial Registration
Once you have municipal approval, register with Nova Scotia's Short-term Rentals Registry. You’ll need the following documents:
- Zoning confirmation letter from your municipality.
- Proof of property ownership.
- Written consent from the property owner (if you’re not the owner).
- Proof of primary residence (for rentals of a primary residence).
- Approval from your condo board (if applicable).
"Although WHRM does not specifically regulate short-term rentals, the Development Officer must check that each property is appropriately zoned to allow residential uses." - West Hants Regional Municipality [3]
You can complete the provincial registration in several ways:
- Through the online portal (this is the easiest option).
- In person at an Access Nova Scotia office.
- By mailing in your application.
For online registration, you can pay using credit cards (Visa, Mastercard, American Express, Discover) or debit cards [7]. Once approved, you’ll get a registration number, which you’ll need to advertise your property.
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Meeting Legal Requirements
Safety Standards
Short-term rentals (STRs) in Windsor and West Hants must adhere to Nova Scotia Fire Safety Regulations and the updated National Fire Code [8]. This includes having approved building plans, undergoing municipal inspections, and ensuring fire safety measures are in place, such as portable extinguishers and fire hose connections.
Guest Limits and Parking
Once safety standards are met, property owners need to address occupancy and parking rules based on their STR classification.
Residential STRs require the host to live on-site, typically limit rentals to 3 bedrooms (some zones may allow up to 6), and demand sufficient off-street parking for each bedroom. On the other hand, Commercial STRs do not require the host to be present, have no bedroom restrictions, and must follow commercial parking guidelines.
| Rental Type | Host Requirement | Maximum Bedrooms | Parking |
|---|---|---|---|
| Residential STR | Host must live on-site | 3–6 (zone-dependent) | Off-street parking per bedroom |
| Commercial STR | No host presence needed | No limit | Commercial parking standards |
To ensure compliance:
- Call 311 to consult with a municipal planner
- Check your property’s zoning and permitted uses
- Review local land-use bylaws
Following these occupancy and parking rules is just as important as meeting safety requirements to achieve full compliance.
Taxes and Money Matters
Handling taxes properly is essential for running a legal and profitable rental business. Beyond following operational rules, staying on top of your tax obligations helps you avoid penalties and ensures smooth operations.
Local and Provincial Taxes
If you're operating in Windsor or West Hants, you’ll need to comply with both provincial and municipal tax rules. This includes collecting and remitting the 15% Hotel Sales Tax (HST) to the government [9]. Starting September 30, 2024, new fees will apply: a flat $10 fee for principal residences across Nova Scotia, while non-residence properties will face charges ranging from $240 in rural areas to $3,600 in central Halifax. Commercial short-term rentals in West Hants (Tier 2) and platform operators are required to pay $500 annually [10]. Once you’ve sorted out tax collection and fee payments, make sure to report your income accurately.
Tax Reporting Guide
To report your rental income and expenses, use Form T776. If you’re self-employed, your filing deadline is June 15; for others, it’s April 30 [9].
You can deduct a range of expenses, including:
- Property taxes
- Insurance
- Utilities
- Repairs and maintenance
- Advertising costs
- Professional fees
- Travel expenses related to property management [11]
Keep detailed records of your income and expenses, adhere to local laws, and ensure your Tourist Accommodations Registry number is included in all your listings [1][12].
With over 6,200 short-term accommodations registered in Nova Scotia, accurate tax reporting is essential [10]. The Canada Revenue Agency (CRA) actively monitors rental income and may audit your records to verify the information you’ve provided [12]. If your tax situation is complex, it’s a good idea to consult a tax professional who understands Nova Scotia’s short-term rental rules [9].
Running Your Rental Successfully
Managing a short-term rental in Windsor and West Hants takes careful planning, a focus on guest experience, and compliance with local rules.
Guest Management Tips
Use platform verification to screen guests and provide a detailed house manual. This manual should cover property features, local tips, and emergency contacts [13].
"Responsible management is not just about meeting standards; it's about exceeding them to create a sustainable and reputable STR business." – STRANS [13]
Boost guest satisfaction by responding quickly, offering clear check-in instructions, sharing local recommendations, and using property management tools to stay organized.
Upkeep and Insurance
Keeping your property in top shape and securing the right insurance are just as important as managing guests.
Schedule regular maintenance tasks like replacing HVAC filters, draining the water heater, testing safety devices, and arranging professional deep cleans between stays [15].
For insurance, Wawanesa Insurance provides Short Term Rental coverage that protects against theft, vandalism, and tenant property damage [14]. Speak with a local broker to ensure your policy fits your needs.
Legal Advertising Methods
Once your property is well-maintained and guests are happy, effective advertising can drive even more success.
Make sure your listing meets registry requirements unless you’re using a platform that exclusively features hotel or motel accommodations. Craft engaging listings with high-quality photos and accurate descriptions that emphasize your property’s standout features and nearby attractions. You can also collaborate with local businesses to offer guest discounts and set competitive rates based on market trends to attract more bookings.
Summary
To operate a short-term rental in Nova Scotia, you need to meet both provincial registration and local zoning requirements. Here's what you need to do to stay compliant:
- Register annually with Nova Scotia's Tourist Accommodations Registry.
- Pay the appropriate fee: $500 or $50, depending on your situation [2].
- Obtain zoning confirmation to ensure your property aligns with local regulations.
- Comply with residential zoning rules as required.
Failing to meet these requirements can lead to penalties of up to $1,000 per violation and fines as high as $100,000 [2].
Because the West Hants Planning and Development Department often experiences high application volumes, it's a good idea to submit your paperwork early. For the 2024/25 season, aim to file your applications by September 16 to allow enough time for processing [2].
Related Blog Posts
- Short term rental regulation in HRM ( Halifax, Bedford, Dartmouth )
- Short-Term Rental Regulations in Nova Scotia: Annapolis Valley (Wolfville, Kentville, Annapolis Royal)
- 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)
