Can a Strata in British Columbia Ban Airbnb and Short-Term Rentals?

You own a condo and you are thinking about listing it on Airbnb or a similar platform. Before you do, you need to know that three layers of rules can apply at once: your strata's bylaws, provincial legislation and your local government's rules.

This article explains how those layers fit together, what a strata can and cannot enforce, and what to check first. It is general information, not advice on your particular building.

This article covers the law of British Columbia.

Long-term rentals and short-term rentals are treated differently

Since November 24, 2022, no strata corporation or section may have a residential rental-restriction bylaw, and existing ones are invalid. The Strata Property Act also says a strata must not screen tenants, require approval of tenants, require terms in tenancy agreements or otherwise restrict the rental of a lot.

That ban does not reach short-term rentals. A strata can still pass bylaws that limit or ban them, and that kind of bylaw requires a 3/4 vote of owners. So a strata cannot restrict a long-term rental, but it may be able to limit or ban short-term listings once it has passed a valid bylaw, and a bylaw is unenforceable to the extent it contravenes the Act, the regulations or other law.

If you do rent long term, you still have duties as a landlord. Before renting, you must give the tenant the current bylaws and rules and a Notice of Tenant's Responsibilities (Form K), and within 2 weeks of renting you must give the strata a signed copy. If you do not, the tenant may end the tenancy within 90 days of learning of it, and the landlord pays reasonable moving expenses up to one month's rent.

What counts as a short-term rental

A short-term rental is accommodation provided to the public for payment for fewer than 90 consecutive days. Rentals longer than 90 days per booking, and hotels, motels, hostels and resorts, are exempt from the provincial regime. Strata hotels are not exempt and must register.

Your strata's own bylaw may define short-term rentals differently, so read the exact wording rather than assuming the provincial definition applies.

Provincial and local rules can apply on top of the bylaws

Under the Short-Term Rental Accommodations Act, hosts must be registered with the provincial registry (mandatory since May 1, 2025) and must show the registration number on listings. A principal residence requirement limits rentals to the host's principal residence plus one secondary suite or accessory dwelling unit, but it does not apply everywhere.

Local governments such as Kelowna, Powell River, Victoria and Vancouver generally limit short-term rentals to principal residences, so an investor who does not live in the unit may be barred regardless of the strata bylaw. Whether your community is covered depends on where the unit is, so confirm with your local government.

The Province also recommends consulting a strata lawyer before a strata adopts a short-term rental bylaw.

Fines and how a strata must enforce

A strata short-term rental bylaw may set fines up to $1,000 per contravention, imposed daily for continuing contraventions. That cap has applied since November 30, 2018; before then the limit was $200 per week. Ordinary bylaw fines are capped at $200 per bylaw contravention and $50 per rule contravention.

• The bylaws must state a maximum fine.
• The strata may fine only after receiving a complaint.
• It must give you written particulars and a reasonable opportunity to answer, including a hearing if you request one.
• If a tenant causes the contravention, the fine may be collected from the tenant, the landlord and the owner, up to the total fine.

A bylaw is also unenforceable to the extent it contravenes the Act, the regulations, the Human Rights Code or other law.

What to do next

• Get the current bylaws and read any rental or short-term rental provisions. Owners can request strata records, and the strata must respond within 2 weeks, or one week for bylaws and rules.
• Check for bylaw amendments that may not yet be in your copy. The Land Title Office general index shows filed bylaw amendments.
• Confirm your local government's short-term rental rules and whether your unit qualifies.
• Check the provincial registry requirements before posting a listing.
• If you are buying with the plan of renting short term, ask for the Form B and review the bylaws before you remove subject conditions.
• If the strata has sections, a Form B should be requested from both the strata corporation and the relevant section.

If a strata has fined you, or you are unsure how its bylaw interacts with provincial and local rules, a lawyer can review the specific wording and your options.

Frequently asked questions