NEIGHBOURS SPEAK UP

A Resource for Nova Scotia Neighbours
Affected by Short-Term Rentals

Updated - March/24

Small Title

Who We Are

And How Short-Term Rentals
Changed Our Neighbourhood And Led To Our Advocacy For Regulations

Take Action

How You Can Help

Shape the Future of Short-Term Rentals In Your Neighbourhood, Residential Building, Community and Province

Share Your Story

Connect With Us!

We Welcome Any Suggestions,

Resources or Information You Have

Welcome

On This Site You Will Find

Information about the formation of our group, advocacy and progress on regulation

How you can advocate for your neighbourhood and community
Links to current legislation in Nova Scotia and related regulatory approaches elsewhere

Links to news stories, articles and research highlighting issues and action

Updates on the campaign from 2019 to present

About

Us

We are a group of concerned neighbours in Halifax's North End speaking up about the impact short-term rentals are having in our community.

Our goal is to effect change, shape fair legislation and restore the integrity of our neighbourhoods.

Short-Term Rentals

Neighbourhoods in Halifax and across Nova Scotia are not the only ones struggling to catch up with the sudden growth of short-term rentals...

"Airbnb is invading neighbourhoods. The homeshare business model is evolving from a home-sharing platform for short-term visitors into a service that empowers the operation of unregulated ghost hotels.

The growth of the ghost hotel sector has created legal grey zones, providing cover for vendors who buy and rent burner homes. Short-term rentals are invading neighbourhoods, creating potential tax compliance challenges and adding new zoning, building code and security risks for townhouses, condo towers and apartments.

In its wake, Airbnb and other platforms have left cities and neighbourhoods struggling to cope with the consequences, ranging from the loss of affordable housing stock to public safety and accountability concerns.

Airbnb’s impacts have given rise to coalitions in cities as diverse as Amsterdam, Barcelona, Berlin, Boston, Chicago, Lisbon, New York, Reykjavik, San Francisco, Santa Monica and Los Angeles – just to name a few. Many jurisdictions have responded with new rules and new enforcement strategies to improve the accountability of Airbnb and other homeshare companies. Inspired by these success stories, we are bringing this debate to Canada to make sure our governments keep pace with this global trend."

Quoted, in solidarity, from the National Coalition website fairbnb.ca

To learn more about the National Coalition visit their website

fairbnb.ca

Join Us

Help restore the integrity of our neighbourhoods

Speak Out

Take Action

Short-term rental legislation and regulations have been implemented by the Government of Nova Scotia and the Halifax Regional Municipality.

In brief:

All short-term rentals must be registered with the Province.
All short-term rental registration numbers must be shown on advertising platforms such as Airbnb, VRBO and others.
Only short-term rentals operated by their primary residents are permitted in HRM residential land use zones.

See the Our Story and Legislation sections of our website for background and exact provisions in the Nova Scotia and HRM regulations.

You can help to implement and improve regulations by keeping your provincial and/or municipal government representatives and officials informed of short-term rental activity in your area.

Here are some Actions you can take:

1

Report a short-term rental property that may not be registered

Find Out How Here

2

Report a Short-term Rental Property in an HRM Residential Zone

Find Out How Here

3

Advocate for Better Regulation of Short-term Rentals in Your Municipality and Neighbourhood

Find Out How Here

4

Resources with contact information and sample letters

Find Out How Here

Report a Short-term Rental Property That May Not Be Registered

Here are the key regulations regarding Registration:

Section 3(a) of the Tourist Accommodation Registration Act (Amended 2022 states that:

"No person shall carry on the business of a host without first registering under this Act in the manner set out in the regulations."

Section 5(3) through (5) of the Tourist Accommodation Registration Act regulations (amended 2022) states that:

"(3) A host must confirm their registered accommodation complies with applicable municipal land-use by-laws.

(4) A host must ensure that a posting on a platform operator's website advertising their accommodation includes the host's registration number, except for a platform operator listing only hotel or motel accommodations.

(5) A platform operator must ensure that all postings on the platform operator's website include a valid registration number for each host, except for a platform operator listing only hotel or motel accommodations."

Why is Registration and the Posting of Registration Numbers Important?

Until recently, short-term rental information was anonymous. Neither the public nor government were aware of the exact location or ownership of short-term rental properties. As such, there was minimal information available for assessing the impact of short-term rentals on tourism, residential housing, land use and other municipal by-laws. With the posting of a registration number the property owner still maintains public anonymity but provincial and municipal authorities will have access to business information, location and identity for administrative accountability.

Now, if there is an inquiry or complaint from the public the local authorities have access to owner identity and location from the registration data for follow-up. In addition, this registration information, from the province, can be made available to all municipalities to supplement their land use planning and by-laws.

As detailed in the Act and Regulations, to register, all short-term rental operators must provide the following type of information: name of owner, address of each location rented, number of bedrooms, confirmation that they comply with municipal by-laws, and whether the property is operated by a primary resident, i.e., someone who is normally resident in the property.

In addition, as noted in the regulation above, the registration number, once issued, must be displayed on the advertising platforms used by the owner, such as Airbnb, VRBO, etc.

How to Report a Short-term Rental That May Not Be Registered

Under present procedures (February 2024) the provincial department of Municipal Affairs and Housing is responsible for the Short-term Rental Registration Act and Regulations. They have recommended the following method to report a short-term rental that is not registered on one of the advertising sites, such as Airbnb or VRBO, or if you are uncertain as to the registration status of a property known to you:

1. If you believe a short-term rental unit is not compliant with the registration regulations contact the Nova Scotia Business Registration Unit at:

NSBRInquiries@novascotia.ca or call (902)424-3369

Provide the following details, if available: first and last name of the operator, business name, relevant contact details, and address of the accommodation. We are advised the Business Registration Unit will follow up with the property owner as appropriate.

If available, provide the internet link from the advertisement on the platform with your message so that the Business Registration Unit and others (see below) will have a direct reference for your complaint.

Note: Given the privacy of the information the Business Registration Unit is unlikely to respond to you with information on the property. They will follow up with the property owner and the Department of Municipal Affairs and Housing.

2. If you have not seen a registration number added to the property advertisement on the platform site within a reasonable period of time, you can email Tourism Nova Scotia at TARA-TNS@novascotia.ca and provide the information that was originally given and indicate there has been no change.

3. If the situation continues, contact the Minister of Municipal Affairs and Housing.

As HRM also plays a role in the registration process, copy or inform your Councillor, HRM By-Law Enforcement and your MLA.

4. Connect with your neighbours and advocate for your residential community. It is likely others on your street or in your building have similar concerns about short-term rentals. Help inform each other regarding the regulations and the local situation and, where needed, follow up with the municipality and province together.

(See also our page which has contact information and sample letters that may help you to resolve your situation or answer your questions.)

Resources

Back to Take Action

Report a Short-term Rental Property in an HRM Residential Zone with No Primary Resident

Here is the key regulation for short-term rentals in HRM:

Halifax Regional Municipality Land Use By-Law, effective September 1, 2023

Short-term rental in residential zones:

Entire home STRs are only permitted in residential zones where it is located within the primary residence (dwelling unit) of the host. (Your primary residence is the dwelling unit in which you live as an owner or tenant. On a property with two units, your primary residence is the one dwelling unit in which you normally reside and does not include another space on your property that would meet the definition of a dwelling unit. As such, your primary residence does not include a second unit, such as a backyard suite, on the same property where you normally live.)
The By-law permits residents to offer their homes as a STR when they are away.

Short-term rental in commercial zones:

Zones that permit tourist accommodations such as hotels or motels also permit short-term rentals. Commercial STRs do not need to be located in a primary residence.

In which Zone is the Short-term Rental located?

You can check online on the HRM website page for Community Plan Areas

Why is the Land Use By-Law Important?

This By-law was put in place to prevent commercial style short-term rentals from operating in residential zones. These are short-term rentals where the owner does not live in the property. They may have one or more properties, residing in one and renting others as short-term rentals. The HRM objective is to maintain and increase long-term housing available for rent and purchase.

How to Report a Short-term Rental in a Residential Zone with No Primary Resident:

1. If you are aware of a short-term rental in a residential zone, where there is no primary resident, contact HRM by calling 311 or contact the Planning and Development department's Online Permitting, Planning, Licensing & Compliance Portal through their website

The complaint will be reviewed by a planning officer and where there may be a violation it will be referred to HRM By-Law Enforcement for follow-up. You may also want to add any related concerns regarding other by-laws such as parking, garbage, noise, unsightly premises, etc.

Any information you can provide regarding the primary residence status of the property owner/operator may be helpful for complaint follow-up.

You can find the link to the HRM website that provides more information and guidance on the By-law and filing a complaint

(See the section on this website for more information regarding municipal and provincial legislation.)

2. Advise or copy your HRM Councillor with the information. They may be able to assist you through liaison with HRM Planning and Development Services. They will be concerned with any action that relates to housing opportunities and the maintenance of residential neighbourhoods and buildings in their area.

3. Advise or copy your MLA with a copy to the Minister of Municipal Affairs and Housing. Again, they will be concerned that the STRRA and Regulations are operating as they should and any implications regarding long-term housing and co-ordination with municipalities. The provincial ministry has authority to share registration data with municipalities which should help in the enforcement process.

4. Connect with your neighbours and advocate for your residential community. It is likely others on your street or in your building have similar concerns about short-term rentals. Help inform each other regarding the regulations and the local situation and follow up with the municipality and province together where needed.

(See also our section which has contact information and sample letters that may help you to resolve your situation or answer your questions.)

Under the Short-term Rental Registration Act (2023) all short-term rentals must be registered. In addition, all applicants for registration must indicate that they comply with municipal by-laws. The registration information which includes exact location, ownership, business data and more can be shared with municipalities. That means each municipality, by forming an information-sharing agreement with the province, can obtain and analyze that registration data to determine if short-term rentals are compliant with public policy, if regulations are required and/or if the scope of present regulation needs to be broadened.

The following actions refer, first, to municipalities with regulation where more work is needed and, secondly, to those municipalities without regulation where regulation my be needed. You know your situation best. We have provided Sample Letters in our Resources section for each situation that may help you with basic information and format for your communication to government officials. However, your specific experience and information will greatly enhance your representation.

1. Advocate for regulation of short-term rentals in Commercial Zones in HRM

Under the Land Use By-Law passed by HRM on February 31, 2023, and implemented on September 1, 2023, short-term rentals, where there is no primary resident, are not permitted in the residential zones of HRM. However, STRs are permitted in zones where other tourist accommodation such as hotels and motels are permitted. HRM guidelines state:

Short-term Rentals in Commercial Zones:

Zones that permit tourist accommodations such as hotels or motels also permit STRs
Where tourist accommodations are permitted, commercial STRs do not need to be located in a primary residence.

As you know, not all residential housing is located in residential zones. Our downtown and transportation corridor areas in Halifax, Dartmouth and elsewhere in HRM contain an increasing number of residential homes and buildings. With the impetus of the Centre Plan, and provincial/municipal objectives to create more housing, we are seeing residential buildings developed in areas where services and transportation are close at hand. Many of these buildings contain both a commercial and residential element in their design. Areas within these zones permit commercial tourist accommodation such as hotels and therefore are open for commercial short-term rentals as well. Commercial short-term rentals are those without a primary resident.

If short-term rental operators are not required to be the 'primary resident' of the property an owner may have one or more units that are given up to short-term rental on a permanent basis. For those of us concerned with maximizing long-term housing and maintaining the peace and stability of neighbourhoods and residential buildings these units represent a real loss.

Registration Data Can Highlight the Location of Short-term Rentals

Through the provincial short-term rental registration both levels of government will now know where STRs are located. From that data the potential loss of housing and impact on residential buildings may become apparent. Hopefully, that may lead to enhanced regulation.

In the meantime, if you are a resident or potential resident of properties in these zones and already have concerns, contact your municipal Councillor, MLA and Minister of Municipal Affairs and Housing. All have expressed support for improving the regulations and increasing housing opportunities and conditions for Nova Scotians. Your action will help in the effort to increase the scope of the regulation.

(See and pages of the website for reference to action and developments in Nova Scotia and elsewhere. See also our section for government addresses and Sample Letters that may help in your communication.)

HRM zoning information can be found and through your local Councillor.

2. Advocate to your municipality and provincial government representatives to develop STR regulation in your community.

Under the Short-term Rental Registration Act (2023) all municipalities in Nova Scotia have the authority to develop Land Use By-laws that can limit the use of short-term rentals. To register a short-term rental an applicant must show that its use complies with local Land Use regulation. The Halifax Regional Municipality has implemented their short-term rental by-law and we will see how that develops. However, there are many short-term rentals throughout Nova Scotia and a number of communities in each region have identified the need for regulation to protect housing and level the playing field with traditional tourist accommodation. The first step is to advocate for Land Use By-laws that address short-term rentals in your municipality.

If you would like to see STR regulation in your community, connect with your area government representatives such as Councillors, Mayors, Wardens, CAOs, MLAs and even the Minister of Municipal Affairs and Housing and encourage the development of appropriate regulation.