Can Your Strata Stop Airbnb? Short-Term Rental Rules for BC Councils

Yes. Even after Bill 44 removed most rental restrictions, BC strata corporations kept the power to restrict or ban short-term rentals — and by a 3/4 vote, a strata can pass a bylaw prohibiting rentals under a set period, backed by fines of up to $1,000 per day.

The short answer for councils

If your building wants to stop Airbnb, VRBO, and other nightly or weekly rentals, you can. Bill 44 (November 2022) wiped out bylaws that ban or cap long-term rentals, but it deliberately left short-term rental bylaws alone. Layered on top is a province-wide law that, in many communities, restricts short-term rentals regardless of what your bylaws say. For councils, that means two sets of rules work together — and the stricter rule always wins.

Two layers: the province and your bylaws

Layer 1 — the provincial rules. The Short-Term Rental Accommodations Act (in force May 1, 2024) defines a short-term rental as accommodation offered to the public for under 90 consecutive days. In many BC communities:

• Short-term rentals are limited to the host's principal residence (plus one secondary suite or accessory unit).
• Every host must register for a provincial registration number and display it on their listing; platforms must validate it, and non-compliant listings are removed.
• A local business-licence rule may also apply.

Layer 2 — your strata bylaws. A strata can be more restrictive than the province. By a 3/4 vote, owners can pass a bylaw that bans short-term rentals outright or limits them to stays over a set length. Where a strata bans them, that ban applies even if provincial law would otherwise allow a host's principal-residence rental. The strictest applicable rule governs.

How to pass or tighten a short-term rental bylaw

The mechanics matter — get them wrong and the bylaw is vulnerable:

1. 1.Draft the bylaw. Define "short-term" clearly (a length of stay, e.g., fewer than 30 days) and set the maximum fine (up to $1,000/day for short-term rental bylaws — higher than the usual $200 bylaw-fine cap).
2. 2.Put it to a 3/4 vote at an AGM or SGM, with proper notice of the exact wording. See how to change strata bylaws in BC for the full process.
3. 3.File the amendment at the Land Title Office within the required time — an unfiled bylaw isn't effective.

Sample short-term rental bylaw

Adapt this with your strata lawyer before adopting — wording should fit your community and the current law:

1. 1.Definition. A "short-term rental" means the rental or occupancy of a strata lot, or any part of it, for accommodation for a period of fewer than 30 consecutive days, including any listing on a platform such as Airbnb or VRBO.
2. 2.Prohibition. An owner, tenant, or occupant must not use, offer, or permit the use of a strata lot as a short-term rental.
3. 3.Fines. The strata corporation may impose a fine of up to $1,000 for each day a strata lot is used in contravention of this bylaw.
4. 4.Responsibility. An owner is responsible for the conduct of their tenants, occupants, and guests, and for the strata corporation's reasonable costs of enforcing this bylaw.

Enforcing the bylaw

A bylaw only works if you enforce it correctly. When you receive a complaint:

1. 1.Gather evidence — screenshots of the listing, the booking calendar, reviews, guest turnover, and the provincial registration number (or its absence).
2. 2.Write to the owner describing the alleged contravention and the complaint.
3. 3.Offer the owner a hearing and a reasonable chance to respond before you impose a fine — skipping this step is the most common reason fines get overturned.
4. 4.Impose the fine if the contravention is confirmed, and repeat it daily where the bylaw allows.

For the full method, see strata bylaw enforcement and fines in BC.

What councils get wrong

• Confusing short-term with long-term. You can't ban a normal 12-month tenancy anymore — you can restrict nightly and weekly stays. See renting out your strata unit after Bill 44.
• Assuming the provincial law does the work for you. The registry helps, but only a proper bylaw lets the strata fine and enforce at the building level.
• Skipping the hearing. Fines imposed without giving the owner a chance to respond are routinely thrown out at the Civil Resolution Tribunal.
• Never filing the bylaw at the Land Title Office. Unfiled means unenforceable.
• Vague definitions. If "short-term" isn't defined, you'll argue about it later.

Frequently asked questions

Can a strata ban Airbnb in BC? Yes. By a 3/4 vote, a strata can pass a bylaw prohibiting short-term rentals, with fines up to $1,000 per day. Bill 44 did not remove this power.

Isn't Airbnb already illegal under the provincial law? In many communities the province limits short-term rentals to a host's principal residence and requires registration — but that's the province's rule. Your strata still needs its own bylaw to fine and enforce inside the building.

What's the maximum fine for a short-term rental bylaw? Up to $1,000 per day — higher than the standard $200 cap that applies to most bylaw contraventions.

Can we stop long-term rentals too? No. Bylaws banning or capping long-term rentals have been unenforceable since November 24, 2022.

Related reading

• Renting Out Your Strata Unit After Bill 44 in BC
• Unenforceable Strata Bylaws in BC: Which Rules Actually Hold Up
• How to Change Strata Bylaws in BC (the 3/4 Vote Process)
• Strata Bylaw Enforcement & Fines in BC: How to Do It Right

Need help drafting, adopting, and enforcing a short-term rental bylaw the right way? Onehive's strata management service supports councils through the whole process. We manage strata communities under 150 units across BC — request a proposal.

This article is general information, not legal advice. Provincial rules and local bylaws change and vary by community. Check your own bylaws and consult a strata lawyer before adopting or enforcing a short-term rental bylaw.