As Canada continues to tighten short-term rental (STR) regulations across provinces and cities in 2025, real estate professionals are now expected to guide clients through compliance requirements and investment decisions in a changing environment. Whether your client is a full-time investor or a homebuyer hoping to offset mortgage costs by renting out a suite, understanding how these new rules affect zoning, eligibility, and financial returns is essential.

There are some key best practices to follow to ensure your clients are well informed, properties are valued accurately, and profitability is effectively assessed.

Confirm Legal Short-Term Rental (STR) Use Before Discussing Income Potential

Short-term renting as a casual, informal side income is no longer an option; checking local rules is essential. In many Canadian cities, STRs are limited to a host’s main residence. Secondary homes or investment properties usually cannot be used for STRs unless in specific zones or grandfathered under older regulations.

Professionals should first check if the property is:

• Allowed to be used for STRs by the municipality
• Eligible for licensing under local and provincial laws
• Located in a zone where STRs are permitted (such as tourist or commercial zones)
• Subject to building or condo rules that forbid short-term rentals

For condo buyers, it is especially important to verify if the building bans STRs, regardless of city regulations.

Tip: Use zoning maps, license registries, and platform compliance data during due diligence to identify restrictions before clients invest.

Include STR Limits in Property Valuation and Income Projections

In cities like Toronto and Montreal, where STRs are capped to a limited number of nights per year or a specific season, income projections must reflect those limits. In B.C., where the provincial STR registry limits rentals to principal residences only, multi-unit properties have reduced income potential.

Places with higher licensing fees and stricter enforcement, such as Calgary’s tiered fee system or Tofino’s limits on total licenses, also add regulatory risks that can affect resale values. 

Tip: Prepare two financial models for buyers interested in STR income: one based on current rules and another on possible stricter enforcement or license denial.

Help Clients Avoid Legal and Tax Problems

A key change in 2025 is the Canada Revenue Agency’s rule that disallows deductions for expenses related to illegal or noncompliant STR activity. If a host operates without a license, beyond allowed limits, or outside legal timeframes, they cannot deduct expenses like insurance, utilities, or mortgage interest, even if part of the property complies.

Clients who believe they can sort out paperwork later risk fines, delisting, and costly tax audits.

Tip: Advise clients to confirm full compliance before listing and to keep clear records of licenses and registrations. Recommend tax professionals familiar with the new rules.

Expect Rules to Change 

STR regulations keep evolving. Provinces like B.C. and Quebec are increasing platform enforcement, and cities continue adjusting licensing and zoning. What’s allowed now may change by the time construction finishes or renovations end.

Buyers considering pre-construction, major renovations, or land assembly should be warned that eligibility for STR licensing could change, and some towns like Canmore and Banff are freezing or capping licenses.

Tip: Add a regulatory risk note to any STR-based investment, especially in markets with ongoing public consultations. Stay informed on council meetings and provincial law changes.

Guide Homebuyers Who May Be Interested in STRs to Offset Mortgage Costs

Many buyers aren’t investors but could be interested in renting out a basement suite or spare room to help with payments. When a buyer is seeking a property with a suite or one that can easily be converted to include one, it is important to be proactive and clarify their reasons. Some may simply want extra space for family, while others may be considering renting it out. For those interested in renting, they need to understand the significant differences between short-term and long-term rental options and the potential restrictions involved. Many clients may not be fully aware of these rules and could encounter unforeseen limitations.

Professionals should guide these buyers on the pros and cons of short vs. long-term rentals, and, as appropriate, direct them to:

• Properties with legal secondary suites already in place
• Areas that allow STRs or recommend considering long-term rentals as an alternative
• Flexible layouts like lock-off units or self-contained lower floors

Suggest strategies to adapt if regulations change further. For clients committed to short-term renting, especially in cities like Montreal that restrict this to a three-month window, planning is crucial.

Tip: Stress the importance of dual-use flexibility. If STRs are not possible year-round, assess whether the space is feasible and desirable as a legal long-term or mid-term rental, such as for executives relocating for work. Having a backup plan matters.

Educate Clients About Platform Enforcement

In 2025, enforcement comes not only from city officials but also from platforms. Cities such as Toronto, Vancouver, and Kelowna require platforms like Airbnb to remove listings without proper licenses or registration numbers. Casual or unlicensed listings may be blocked or removed immediately.

Tip: Encourage clients to treat STR hosting as a formal business process, and register early, budget to pay fees, and clearly display license numbers on listings, even if renting only part-time.

STRs Remain Viable but Require Careful Planning

Despite tighter rules, short-term rental income is still possible in many Canadian markets, but it is no longer as simple as it once was. Real estate professionals who keep up with rules and help clients comply can set themselves apart as providing significantly more value.Clear and informed advice in this area is increasingly a critical service that will be greatly appreciated.

Staying current with ongoing changes can be difficult, but being part of a community like the Broker’s Playbook free community helps. Professionals can learn from their peers who are dealing with the same challenges, while networks are established to keep everyone up to date.