If you operate a short-term rental (STR) in Halifax, compliance with municipal and provincial rules is mandatory. Since September 1, 2023, Halifax has tightened regulations, requiring all STRs to align with zoning laws and obtain permits before provincial registration. Failing to comply can result in fines of up to $100,000 annually.
Here’s what you need to know:
- Zoning Confirmation Letter: Needed for residential STRs tied to your primary residence. Cost: $200.
- Development Only Permit: Required for commercial STRs or bedroom rentals. Cost: $250.
- Provincial Registration: Mandatory since September 30, 2024, requiring proof of municipal compliance.
- Secondary Units: Basement apartments and backyard suites cannot be used as STRs.
Steps to stay compliant:
- Confirm your property’s zoning using HRM’s ExploreHRM tool.
- Apply for the appropriate permit via HRM’s PPLC system.
- Register with the Provincial Tourist Accommodation Registry annually.
- Adhere to operating rules, including parking regulations.
HRM Short-Term Rental Rules and Requirements
If you're planning to operate a short-term rental in Halifax, you'll need to navigate a system of municipal permits and provincial registration. Skipping these steps could lead to hefty fines.
To start, you'll need either a Zoning Confirmation Letter or a Development Only Permit before applying for provincial registration. Without this municipal approval, you won’t be able to proceed with the provincial process.
Why Zoning Approval and Permits Matter
The penalties for non-compliance are no joke. Municipal fines range from $150 to $10,000 per day [5]. Provincially, you could face fines of up to $1,000 per day, capped at $7,500 per violation [5]. And according to the Nova Scotia Short-term Rentals Registry:
"Operating without a valid registration number can result in fines up to $100,000 per year" [4].
Zoning approval ensures your property is in a location and zone where short-term rentals (STRs) are allowed. For example, some residential zones only permit rentals of primary residences, while others prohibit STRs entirely. Commercial properties, on the other hand, have separate requirements.
Permits are equally critical. They confirm your legal right to operate and ensure your property meets local standards for safety, parking, and other regulations.
Important Dates and Deadlines
Knowing the key dates can help you stay compliant and avoid unnecessary penalties.
- February 21, 2023: Halifax Regional Council approved sweeping changes to municipal plans and land-use by-laws. These amendments established consistent policies for STRs across the region [1][6].
- April 1, 2024: This is the deadline for registering residential rental properties, including STRs, with the Municipal Residential Rental Registry. This one-time registration ensures properties meet minimum safety standards [1][7].
Step 1: Identify Your Property Type
Before diving into zoning maps and permit applications, it’s essential to determine the type of short-term rental (STR) you’re dealing with. The Halifax Regional Municipality (HRM) classifies STRs into specific categories, each with its own rules and requirements. Here’s how to figure out where your property fits.
Residential vs Commercial Short-Term Rentals
The key difference between residential and commercial STRs is whether or not the operator lives on the property.
Residential STRs are tied to your primary residence. This means you must live in the unit you’re renting out. For example, if you’re renting your entire home while on vacation or offering a spare bedroom to guests, it’s considered a residential STR - as long as the property is your main residence where you normally live [1].
Commercial STRs, on the other hand, apply to properties where the operator doesn’t live on-site. These include investment properties, seasonal cottages, or any rental property that isn’t your primary home. Commercial STRs often face more zoning restrictions and are generally allowed only in areas designated for tourist or commercial accommodations, like zones permitting hotels or motels [1][7][8].
There’s also a third category: short-term bedroom rentals. This involves renting out individual bedrooms within a home to different guests. If you live on-site and the property is your primary residence, these rentals are classified as residential STRs (typically limited to 3–6 bedrooms). If you don’t reside on the property, they’re considered commercial STRs, with no set limit on the number of bedrooms [1][7][8].
Secondary Units and STR Eligibility
When it comes to secondary units like basement apartments, secondary suites, or backyard suites, the rules are different.
Under HRM regulations, secondary units are not eligible for short-term rental use. This includes basement apartments, backyard suites, and secondary suites. These units are not classified as residential STRs, even if you live in the main house [1].
As of September 1, 2023, secondary suites and backyard suites cannot legally operate as short-term rentals [8]. Instead, these units must be rented out for periods longer than 28 days. According to HRM, a short-term rental is defined as accommodation provided for 28 days or less [1]. Therefore, secondary units fall outside the scope of STR eligibility entirely.
If you have a basement apartment or backyard suite, you can still generate rental income - but only through traditional long-term leases. Even if you live in the primary house, you cannot legally operate these secondary units as STRs.
Step 2: Check Your Property's Zoning
After identifying your property type, the next step is to confirm your property's zoning to determine if it's eligible for short-term rental (STR) use. Halifax Regional Municipality (HRM) zoning regulations outline where different types of STRs are allowed, making this an important step before starting your permit application.
Using HRM's Online Zoning Map
HRM provides a helpful tool called ExploreHRM, which makes it easy to check your property's zoning designation. Here's how to use it:
- Visit HRM's website and find the ExploreHRM mapping tool.
- Enter your property address into the map search bar.
- The map will show your property's zoning details, along with links to the relevant land use by-law for your area.
This tool is especially useful because it provides direct access to the specific regulations that apply to your property. For example, as of September 2023, updated land-use by-laws clarify where STRs are permitted. If your property is in a residential zone, you can typically operate a residential STR (where you live on-site). However, commercial STRs are only allowed in zones that also permit tourist accommodations like hotels or motels [1].
Need Help? Call HRM's 311 Service
If you find the zoning information confusing or unclear, HRM's 311 service is a great resource. By calling 311, you can ask to speak with a planner who can guide you through the zoning requirements and confirm your STR eligibility. They can also assist with discretionary planning applications for rural areas and help you obtain important documents like Zoning Confirmation Letters or Development Only Permits [1].
Zoning Rules to Keep in Mind
- Residential Zones: STRs are generally allowed if you live on-site.
- Commercial Zones: STRs require additional approvals for tourist accommodations.
- Rural Zones: If the zoning isn't straightforward, 311 can help you explore discretionary planning options.
Once your zoning is confirmed, you're ready to move forward with applying for the necessary municipal permits.
Step 3: Apply for Municipal Permits
Once your zoning is confirmed, the next step is to secure your municipal permit. This can be done through HRM's Permitting, Planning, Licensing & Compliance (PPLC) system, accessed via their online customer portal. The system allows you to submit applications and track their progress. Be sure to select the correct permit type based on whether your short-term rental (STR) is residential or commercial.
Residential STR Permit Process
If your STR is part of your primary residence, you'll need a Zoning Confirmation Letter. This document costs $200 and confirms that your property is zoned correctly for residential short-term rental use [1].
To apply, log into the PPLC system, start a Planning Application, and select "Zoning Confirmation Letter." On the application form, include the following details:
- Application Type: Choose "Letter"
- Scope of Activity: Select "Short Term Rental"
- Description of Proposed Activity: Use the exact term "Short-Term Rental"
Providing accurate details ensures your application is processed efficiently and directed to the right department. Once you receive the Zoning Confirmation Letter, store it safely - it will be needed when registering with the Provincial Tourist Accommodation Registry.
Commercial STR Permit Process
If you're operating a commercial STR or renting out bedrooms in your home, you'll need a Development Only Permit, which costs $250. To apply, use the PPLC system and select "Apply for a permit", then choose "Development Only Permit."
For commercial STRs, complete the form with the following details:
- Building Structure: Select "Commercial"
- Type of Work: Choose "Residential"
- Scope of Work: Select "Short Term Rental"
For bedroom rentals, select the option that best matches your home under Building Structure, and use the same choices for Type of Work and Scope of Work.
Both permit types require a floor plan as part of the application. Commercial STRs will also need a site plan. These documents help municipal staff verify that your property complies with safety and zoning requirements.
| Permit Type | Fee | Required Documents | Application Path | Validity |
|---|---|---|---|---|
| Residential STR (Zoning Confirmation Letter) | $200 | Application details only | Planning Application → Zoning Confirmation Letter | Required for provincial registration |
| Commercial STR (Development Only Permit) | $250 | Floor plan + Site plan | Apply for a permit → Development Only Permit | No expiry |
| Bedroom Rental (Development Only Permit) | $250 | Floor plan | Apply for a permit → Development Only Permit | No expiry |
Processing Times and Tips
While HRM doesn't provide exact timelines, municipal permits generally take anywhere from a few days to a couple of weeks to be approved. During peak periods, processing times may be longer. To avoid delays, aim to apply for your permit several weeks to a month before you plan to start hosting guests.
If you run into issues with the PPLC system, HRM's 311 service is available to assist [1].
Step 4: Register with the Province
Once you’ve secured your municipal permit, the next step is registering at the provincial level. This is a necessary part of operating a short-term rental in Nova Scotia. Under the Short-term Rentals Registration Act, which came into effect on 30 September 2024, all short-term rental operators must register annually with the Provincial Tourist Accommodation Registry [1].
This registration process not only ensures legal compliance but also validates your business operations.
Tourist Accommodation Registry Process
To complete your provincial registration, you’ll need to provide your municipal permit - either a Zoning Confirmation Letter for residential short-term rentals or a Development Only Permit for commercial rentals or bedroom accommodations [1]. The registration process is straightforward: visit the Provincial Tourist Accommodation Registry website, submit your application, and upload the necessary documents. Once approved, you’ll receive a provincial registration number, which must be displayed on all your rental listings [1].
Keep in mind, the provincial registration comes with an annual fee, which varies depending on your specific circumstances. Don’t forget to renew your registration every year to maintain your legal status. After completing this step, check if any additional municipal registration is required for your property.
Municipal Residential Rental Registry
In addition to provincial registration, some properties may also need to register with Halifax Regional Municipality's (HRM) Municipal Residential Rental Registry. This one-time registration is designed to confirm that your property meets basic safety and habitability standards, including fire prevention and building safety requirements.
To determine if your property requires this registration, contact HRM’s 311 service. Depending on your situation, you might need to complete both provincial and municipal registrations to operate legally.
| Registration Type | Frequency | Required Documentation | Purpose |
|---|---|---|---|
| Provincial Tourist Accommodation Registry | Annual | Municipal permit (Zoning Confirmation Letter or Development Only Permit) | Authorizes short-term rental operations in Nova Scotia |
| Municipal Residential Rental Registry | One-time | Property safety documentation | Confirms compliance with local safety and habitability standards |
| Registration Number Display | Ongoing | Provincial registration number | Required on all short-term rental listings |
Stay Organized
Keep copies of your registration documents handy. They may be needed for booking platforms, insurance providers, or inspections by regulatory authorities. To avoid lapses, mark your calendar with the renewal date for your provincial registration.
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Step 5: Meet Operating Requirements
Once you've secured the necessary permits and completed registration, the next step is to align with HRM's operational standards. One critical aspect of this is ensuring your property meets parking regulations.
Parking Compliance
HRM often enforces specific parking rules for short-term rental properties. To avoid potential issues, check local bylaws or reach out to HRM directly to confirm requirements for off-street parking or any other parking conditions. Following these rules helps maintain good relations within the neighbourhood and prevents enforcement problems.
Printable Flowchart: HRM Permit and Zoning Process
This flowchart outlines the key steps to streamline your short-term rental (STR) approval process in Halifax Regional Municipality (HRM). It breaks the process into six clear steps, acting as a checklist to help you meet all requirements.
Step 1: Confirm STR Eligibility
Start by visiting the HRM website and using the ExploreHRM mapping tool to review the land use by-law for your area. If you're unsure about any details, reach out to a municipal planner through HRM's 311 service.
Next, identify your property type:
- Residential Short-Term Rentals: These are for hosts who live on the property as their primary residence. They are allowed in all zones permitting residential use and require a Zoning Confirmation Letter.
- Commercial Short-Term Rentals: These apply to non-residential STRs, such as income properties or seasonal cottages. They are usually permitted only in zones allowing tourist or commercial accommodations and require a Development Only Permit.
- Short-Term Bedroom Rentals: These can operate as either residential (with the host on-site and a limited number of bedrooms) or commercial (no host on-site and no bedroom limit). Both require a Development Only Permit.
Step 2: Apply for a Permit or Letter (If Necessary)
- For Residential STRs, apply for a Zoning Confirmation Letter through HRM's online PPLC system. Select "Planning Application", then "Zoning Confirmation Letter." Choose "Letter" as the application type, set the scope of activity to "Short Term Rental", and describe the proposed activity as "Short-Term Rental." The fee is $200 [1].
-
For Commercial STRs and Residential Short-Term Bedroom Rentals, apply for a Development Only Permit via the PPLC system. Select "Apply for a permit", then "Development Only Permit."
- For Commercial STRs, choose "Building Structure: Commercial", "Type of Work: Residential", and "Scope of Work: Short Term Rental." Submit both a floor plan and site plan. The fee is $250 [1].
- For Residential Short-Term Bedroom Rentals, follow the same process but submit only a floor plan. The Development Only Permit does not expire and can be reused for future registration renewals [1].
Step 3: Receive Your Approved Permit or Letter
Wait for HRM to process your application. Processing times may vary depending on the type of application.
Step 4: Register with the Municipality's Residential Rental Registry
Complete the one-time municipal registration as previously described [1].
Step 5: Register Annually with the Province of Nova Scotia's Tourist Accommodations Registry
Complete your annual provincial registration. You'll need to provide proof of municipal by-law compliance (either your Zoning Confirmation Letter or Development Only Permit) and display your registration number on your STR listing [1]. Refer to earlier sections for more detailed instructions.
Step 6: Start Hosting Guests
After completing all the steps, you’re ready to legally host guests in your short-term rental property.
Fees, Timelines, and Renewal Dates
Knowing the timelines for short-term rental permits and registrations is essential to staying organized and compliant. Below are the key details on processing times, application volumes, and renewal requirements.
Processing Times and Application Volume
Halifax Regional Municipality (HRM) hasn’t provided specific processing times for short-term rental permits, but the demand has been high since the new rules came into effect. Since September 2024, over 1,100 applications have been submitted [3]. With this level of activity, it’s a good idea to submit your application well ahead of your planned hosting start date.
To handle the influx, Halifax is forming a dedicated enforcement team funded by a federal grant. This team includes a planner, two compliance officers, and two assistant building officials who will focus on short-term rental data analysis and enforcement [3]. Given the high demand, meeting renewal deadlines becomes even more important.
Renewal Requirements and Deadlines
Once you’ve obtained your permit, keeping your registration active through timely renewals is crucial. Renewal requirements depend on the type of registration or permit you have:
- Provincial Tourist Accommodations Registry: This requires annual renewal by April 1st [8][1]. Missing this deadline means you won’t be able to operate legally until the renewal process is complete.
- Municipal Residential Rental Registry: This registration is a one-time process and doesn’t require annual renewal [8][1]. Once registered, you can continue operations as long as you stay compliant with operating rules.
Planning Your Application Timeline
To avoid disruptions, plan your application process carefully. Start with your municipal application and follow up with your provincial registration right away. And don’t forget to mark April 1st on your calendar for yearly renewals under the Provincial Tourist Accommodations Registry. Staying ahead of deadlines will help ensure smooth, uninterrupted operations.
Conclusion: Stay Compliant as an HRM STR Host
Following the steps laid out in this guide is essential for ensuring your short-term rental operates within the rules. Proper permitting and registration aren't just formalities - they're a must. Without the required permits, provincial registration simply isn’t possible [1][2].
Here’s a quick breakdown of what you need to do:
- Confirm your property’s zoning.
- Obtain the correct municipal permit, whether it’s a $200 Zoning Confirmation Letter or a $250 Development Only Permit.
- Complete the Municipal Residential Rental Registry.
- Register each year with the Provincial Tourist Accommodation Registry [1].
These steps will help keep your rental business compliant and running smoothly.
One thing to note: a Development Only Permit doesn’t expire, so it can be used for future registration renewals [1]. This upfront cost can save you time and effort in the long run if you plan to host for years to come.
It’s also important to stay informed. HRM frequently updates its short-term rental rules, so make it a habit to check the Halifax.ca Short-Term Rentals page and review the land use by-laws for your specific property zone [1].
Keep in mind that HRM’s compliance team is proactive in investigating non-compliant properties [1]. If your rental doesn’t meet the municipal requirements, you could face an investigation and even enforcement actions [1]. By sticking to the rules, you can avoid unnecessary hassles and penalties.
Finally, don’t forget your annual provincial registration. Staying organized with deadlines and following the outlined process will help you focus on what really matters - offering an outstanding experience for your guests while keeping your business fully compliant.
FAQs
What should I do if my property isn’t zoned for short-term rentals in Halifax?
If your property isn’t zoned for short-term rentals, your first move should be to reach out to 311. This will connect you with a municipal planner who can walk you through the zoning regulations. They’ll help you figure out if your property qualifies for rezoning or if adjustments might be possible.
Sorting out zoning issues before you start operating a short-term rental is key. It helps you steer clear of fines or compliance problems and ensures your property meets the Halifax Regional Municipality’s legal requirements.
What steps should I take to ensure my short-term rental meets HRM's safety and parking requirements?
To comply with Halifax Regional Municipality's (HRM) safety standards for short-term rentals, be sure your property is equipped with smoke and carbon monoxide detectors, has clearly marked emergency exits, and includes an evacuation plan. Stick to occupancy limits based on the number of bedrooms, and make sure the space is well-lit and adequately ventilated to ensure guest comfort and safety.
When it comes to parking, check that your property aligns with HRM's zoning rules. These may require a specific number of parking spots, depending on the rental type and its location. By following these guidelines, you’ll not only meet legal requirements but also create a safe and welcoming environment for your guests.
What happens if I don’t renew my Provincial Tourist Accommodation Registry registration on time?
If you miss the deadline to renew your registration with the Provincial Tourist Accommodation Registry, you could be hit with hefty fines - up to $100,000 per year. Such penalties could severely affect the profitability and operations of your short-term rental business.
To steer clear of these financial setbacks, make sure you keep track of renewal dates and maintain your registration without lapses.
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)
- Halifax Regional Municipality (HRM) STR Rules Explained: Zoning, Permits and Compliance
- Halifax, Dartmouth, Bedford and Sackville: Where STRs Are Allowed and What Permits You Need
