What did BC's Short-Term Rental Accommodations Act change?

BC's Short-Term Rental Accommodations Act (STRRA), which came into effect May 1, 2024, restricts short-term rentals (less than 90 days) to the host's principal residence in most BC communities with populations over 10,000. This means owners can no longer rent a second home, investment condo, or non-primary property as a short-term rental in covered communities. Hosts may also rent one additional suite (secondary suite or laneway home) on the same parcel as their principal residence.

Which BC communities are exempt from the provincial STR rules?

Communities with populations under 10,000 are generally exempt from the provincial principal residence requirement, though municipalities can opt into the rules. Additionally, resort municipalities and areas designated as tourism regions may be partially or fully exempt. Strata corporations may also impose their own STR restrictions through bylaws — even in communities that are exempt from provincial rules. The list of covered communities and exemptions can change as the province updates the regulation.

Can a strata corporation allow short-term rentals even if BC's STRRA applies?

No. Strata bylaws can only be more restrictive than provincial STR rules, not more permissive. If BC's STRRA prohibits a non-principal-residence STR, a strata bylaw cannot override that prohibition. Conversely, even where provincial rules permit STRs, a strata bylaw restricting or prohibiting short-term rentals is enforceable and takes precedence for that building.

What are the penalties for illegal short-term rentals in BC?

Under BC's STRRA, compliance officers can issue administrative monetary penalties (AMPs) of up to $3,000 per day for hosts who violate the principal residence requirement. Platform providers (Airbnb, Vrbo, etc.) can also face penalties for listing non-compliant properties. Municipalities can impose their own fines under their licensing bylaws — many have fines of $1,000–$10,000 per violation. Enforcement has increased significantly since May 2024.

Do I need to disclose STR restrictions when marketing a property?

Yes. BCFSA's practice standards require realtors to disclose known material facts about a property. If a buyer is purchasing a property with the intention of operating it as a short-term rental and the property is in a jurisdiction where STRs are prohibited or restricted (or the strata has a bylaw prohibiting STRs), this is a material fact that must be disclosed. Failing to disclose can result in BCFSA disciplinary action and potential liability to the buyer.

BC Realtor's Guide to Short-Term Rental Regulations (STRR Act 2024)

The Short-Term Rental Accommodations Act: What Changed in May 2024

On May 1, 2024, BC's Short-Term Rental Accommodations Act (STRRA) came into full force. This legislation fundamentally changed what is legally permissible as a short-term rental (defined as accommodation provided for less than 90 consecutive days) in most BC communities.

The core change: in covered communities, hosts may only offer short-term rentals in their principal residence. The ability to rent a second home, vacation property, or investment condo as an Airbnb or Vrbo in most BC cities and towns effectively ended.

For realtors, this has three direct implications: (1) you must disclose STR restrictions when you know a buyer intends to operate an STR; (2) you should not market properties as "Airbnb-ready" or "STR investment" without confirming legal eligibility; and (3) buyers who purchased investment properties counting on STR income may now face legal compliance issues.

The Principal Residence Rule — At a Glance

▸STRs (under 90 days) only permitted in the host's principal residence in covered communities
▸A principal residence is defined as the dwelling where a person lives and that they designate as their principal residence for income tax purposes
▸Hosts may also rent one additional suite (secondary suite or laneway home) on the same property as their principal residence
▸Non-principal-residence STRs — investment condos, second homes, vacation properties — are prohibited in covered communities
▸The rule applies regardless of whether the host is present during the rental
▸Platform providers (Airbnb, Vrbo) must de-list non-compliant properties in covered jurisdictions

Which Communities Are Covered?

The STRRA applies to communities designated in the regulation — initially those with populations of 10,000 or more. Smaller communities may opt in. Resort municipalities and some tourism zones have special rules.

Community Type	STRRA Status	Examples
Cities with 10,000+ population	Fully covered — principal residence only	Vancouver, Surrey, Burnaby, Richmond, Kelowna, Kamloops, Prince George, Nanaimo, Abbotsford
Communities under 10,000 that opt in	Covered if municipality passes resolution	Various smaller municipalities choosing to regulate STRs
Communities under 10,000 that don't opt in	Not covered by provincial rules (but may have own bylaws)	Rural/small town BC
Resort municipalities	Partial exemption — may allow STRs beyond principal residence in designated resort zones	Whistler, Tofino, specific resort zones in Revelstoke
First Nations land (reserve)	STRRA does not apply — First Nations govern their own land	Specific reserve lands within or near BC communities

Important: The list of covered communities is a regulation that can be amended by the provincial government. Always verify current coverage at BC Housing's STR resource page or the BC government's official STR registry before advising clients. The information above reflects the rules as of May 2026.

Provincial STR Registry: Required for All Hosts

The STRRA established a provincial short-term rental registry. All STR hosts in BC (including in communities not fully covered by the principal residence requirement) must register and obtain a provincial registration number. Platform providers (Airbnb, Vrbo) must only allow listings that display a valid provincial registration number.

Hosts create an account at the BC STR Registry portal and complete registration. They must confirm they are the registered owner or occupant of the property being offered as an STR.

Obtain municipal business licence

Most covered municipalities require a separate local STR business licence or short-term rental permit. Some municipalities have their own registry — the provincial number and the municipal licence number are separate.

Display registration number on listing

The provincial registration number must appear on all platform listings (Airbnb, Vrbo, direct booking sites). Listings without a valid number can be removed by the platform.

Annual renewal

Registration is subject to annual renewal. Hosts must confirm continued compliance with the principal residence requirement and maintain an active municipal licence.

Enforcement: Administrative Penalties and Platform Liability

BC has established a dedicated STR compliance and enforcement infrastructure, including compliance officers with power to investigate and penalize violations:

Violation	Maximum AMP (Administrative Monetary Penalty)	Who Is Liable
Operating STR without provincial registration	$500 per day (host)	Host/property owner
Operating non-principal-residence STR in covered community	$3,000 per day	Host/property owner
Platform listing non-compliant STR	$10,000 per day	Platform provider (Airbnb, Vrbo, etc.)
Strata corporation failing to enforce STRRA-compliant bylaws	Regulatory action; individual owners still liable	Strata council officers
Providing false information in registration	Significant administrative penalty; possible criminal referral	Host

Municipal fines are additional and separate. In Vancouver, unauthorized STRs can result in fines of $1,000–$10,000 per day. In combination, a non-compliant host operating in Vancouver could face provincial AMPs of $3,000/day plus municipal fines — a material financial risk that buyers intending to use properties as non-principal-residence STRs must fully understand.

Strata Corporations and Short-Term Rentals

The STRRA adds a new layer on top of existing strata bylaw STR restrictions. The interaction between provincial law and strata bylaws works as follows:

Provincial law sets the floor

The STRRA creates the minimum restriction — in covered communities, non-principal-residence STRs are prohibited regardless of what a strata bylaw says. A permissive strata bylaw cannot override provincial law.

Strata bylaws can be more restrictive

A strata bylaw can prohibit all STRs — even principal-residence STRs — in the building. This stacks on top of provincial rules. A strata in a covered community with a 'no STR' bylaw prohibits all short-term rentals regardless of whether the owner lives there.

Strata STR Bylaw Scenarios for Realtors

Scenario	STR Legally Permitted?	Realtor Action
Covered community + strata has 'no STR' bylaw	No — prohibited by both provincial law and strata bylaw	Do not market as STR-eligible; disclose if buyer intends STR use
Covered community + strata has no STR bylaw	Principal-residence STRs only — non-principal-residence STRs prohibited by provincial law	Advise buyer: can only STR if they live there as principal residence
Exempt community (under 10,000) + strata has 'no STR' bylaw	No STR — prohibited by strata bylaw even though province doesn't cover this community	Review strata bylaws carefully; strata bylaw governs
Exempt community + strata permits STRs	Yes — both provincial exemption and strata permission apply	Confirm municipal licensing requirements; check future community coverage risk
Resort municipality exempt zone + strata has STR bylaw permitting STRs	Yes in resort zone — confirm specific zone designation and strata bylaw	Verify the property is actually in the exempt resort zone; obtain confirmation in writing
Whistler strata in resort municipality zone	May be exempt from principal residence requirement — but check current Whistler STR bylaws	Whistler has its own extensive STR regulatory framework — verify with local expertise

Impact on Investment Buyers: The New Economics

Prior to May 2024, an investor could purchase a downtown Vancouver condo and list it as an Airbnb, generating significantly higher per-night revenue than long-term rental rates. That income model is now illegal in most BC cities. The practical effect:

Revenue reduction
Investment properties in covered communities can only be rented under the Residential Tenancy Act — monthly tenancy rates, not nightly hospitality rates. For many urban condos, this significantly reduces investment returns.
Vacant speculation tax exposure
If an owner can no longer use the property as an STR, they must either live there or rent it as a long-term tenancy. Leaving it vacant creates exposure under the provincial Speculation and Vacancy Tax.
Presale condo investment thesis changed
Many presale buyers purchased with an STR income model in mind. Those properties may now only generate long-term rental income — which may be insufficient to cover carrying costs in high-priced markets.
Resale valuation impact
Properties previously marketed as 'Airbnb-ready' or 'STR-optimized' have lost that premium in covered communities. Buyers who paid a premium for STR potential need to adjust their expectations.
Municipal STR licence still required even for principal residences
Even a compliant principal-residence STR must have a municipal STR business licence — which requires a valid insurance policy, inspections in some municipalities, and annual renewal.

Realtor Disclosure Obligations Under BCFSA Practice Standards

BCFSA's practice standards require realtors to disclose all known material facts about a property — facts that would reasonably affect a buyer's decision to purchase or the price they would pay. STR eligibility is material if a buyer intends to operate an STR.

▸

Ask about the buyer's intended use

Before representing a buyer, ask: Do you intend to rent this property as a short-term rental on platforms like Airbnb or Vrbo? If yes, your subsequent advice and search must account for STR eligibility.

▸

Do not market properties as 'STR-eligible' without verification

Before including 'Airbnb-ready', 'STR-approved', or similar language in MLS remarks or marketing materials, verify: (1) the community is exempt from provincial principal residence rule or the property is the seller's principal residence; (2) the strata has no STR bylaw prohibition; (3) municipal licensing requirements are met.

⚑

Disclose known STR restrictions to buyer clients

If you know a property is in a covered community or a strata with an STR prohibition, and your buyer client intends to operate an STR, that is a known material fact you must disclose — even if it means the client loses interest in the property.

▸

Document your advice

Send a written summary of STR restrictions and your advice to the client. If the client decides to proceed despite your disclosure of the restrictions, document that decision too.

Legitimate STR Strategies Still Available in BC

Not all STR income opportunities are closed. Buyers who understand the regulatory landscape can still pursue legitimate STR strategies:

Owner-occupied with legal suite

High — complies with provincial and most municipal rules

Buy a property with a legal secondary suite or laneway house. Live in the principal dwelling as your principal residence; rent the suite on a short-term basis. This is expressly permitted under the STRRA — hosts can STR their principal residence AND one additional suite on the same parcel.

Purchase in exempt community

High — but verify community hasn't opted in recently

Communities under 10,000 that have not opted into STRRA coverage are not subject to the principal residence requirement. Investors who want a non-principal-residence STR must look to smaller communities where the business model remains legal.

Resort municipality designated zone

Medium — limited supply; verify designation carefully

Some resort municipalities have designated STR zones where non-principal-residence STRs remain permitted. These typically require municipal STR permits, specific zoning, and may be limited in supply.

Long-term furnished rentals (90+ days)

Medium — income below STR nightly rates but above unfurnished long-term rents

A furnished rental for 90 days or more is not a short-term rental under the STRRA definition. Monthly furnished rentals (corporate housing) may achieve rates above long-term unfurnished tenancy but avoid the STR regulatory framework.

Live there yourself — principal residence STR

High — but owner must genuinely reside there and declare as principal residence

If the buyer will actually live at the property as their principal residence, they can legally operate an STR. This is the most common compliant model — owners renting a room or their whole unit while they travel.

Realtor STR Due Diligence Checklist

Ask buyer at first meeting: Do you intend to operate this as a short-term rental?

If yes: Confirm whether the target community is covered by STRRA principal residence requirement

Check whether target strata has an STR-prohibition bylaw (review bylaws section on short-term rentals, platforms, nightly rentals)

Confirm municipal STR business licence requirements and availability in the target municipality

Advise buyer that non-principal-residence STRs are illegal in most BC cities — do not model investment returns on STR income unless verified compliant

Do not include 'Airbnb-ready', 'STR-eligible', or similar language in any marketing without verifying compliance

If a listing seller claims STR eligibility: confirm with evidence (municipal licence, strata bylaw confirming no restriction, community exempt status)

Document all STR-related advice to buyer clients in writing

For resort/exempt community purchases: verify community's current regulatory status — smaller communities can opt in to STRRA coverage

Advise buyers purchasing presale condos with STR investment thesis to verify STR is legal before completion — rules may change during the build period

Explaining STR Rules to Buyer Clients

Script: Investor Buyer Intending STR Use

"I want to make sure you're aware of a major rule change that took effect in May 2024 — because it directly affects this investment strategy.

"BC passed the Short-Term Rental Accommodations Act, which means in most BC cities — Vancouver, Surrey, Kelowna, Nanaimo, and many others — you can only operate an Airbnb or Vrbo in your principal residence. An investment condo you don't actually live in can't legally be rented on those platforms anymore.

"The penalties are real — up to $3,000 per day provincially, plus municipal fines on top of that. The platforms are also now required to de-list non-compliant properties, so even if you try to operate illegally, it's increasingly difficult.

"There are still options if STR income is important to you: purchasing in a smaller community that isn't covered by the rules, buying a home with a legal suite where you live in the main unit and rent the suite short-term, or looking at furnished long-term rentals of 90+ days, which are in a different legal category.

"I can absolutely help you find a property that fits a compliant STR strategy — but I need to make sure we're only searching in the right communities and for the right property types, so you're not building a financial plan on income you can't legally earn."

Key Takeaways

✓BC's STRRA (May 2024) restricts STRs to principal residences in communities with 10,000+ population — non-principal-residence investment STRs are prohibited
✓Strata bylaws can be more restrictive — even in exempt communities, a strata 'no STR' bylaw is enforceable
✓Enforcement is real: up to $3,000/day provincial AMPs + separate municipal fines for illegal STR operation
✓Hosts must register in the provincial STR registry and obtain a municipal STR licence — provincial number must appear on platform listings
✓Never market a property as 'STR-eligible' or 'Airbnb-ready' without verifying provincial coverage, strata bylaws, and municipal licensing status
✓BCFSA disclosure obligations require you to disclose known STR restrictions if the buyer intends STR use — document all advice in writing
✓Compliant STR strategies still exist: owner-occupied + suite rental, exempt communities, resort zones, 90+ day furnished rentals
✓Ask every investor buyer about their intended use at the first meeting — finding out at subject removal is too late

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BC Realtor's Guide to Short-Term Rental Regulations