Edmonton Short Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short Term Rental Business in Edmonton

To operate a short-term rental (STR) in Edmonton, hosts must obtain a valid business license from the City of Edmonton. STRs are defined as rental accommodations in private residences that last for 30 consecutive days or less. This includes renting out an entire home, condo, private room, shared room, or space where the host lives.

Hosts are responsible for applying for their own business licenses through the City of Edmonton's website or by mail. The license fee is currently $94 and is valid for one year. Once issued, hosts may begin advertising and renting their STR property.

Anecdotally, some Edmonton hosts on Reddit report operating without a license for years without issues. However, the City can issue fines up to $500 for unlicensed STRs and revoke licenses for repeat offenders. In 2019, Edmonton issued 149 tickets to unlicensed STRs.

Short Term Rental Licensing Requirement in Edmonton

All STR hosts in Edmonton must have a valid City of Edmonton Business License. The license number must be included on any advertisements for the rental property.

To rent out more than two sleeping units, hosts must also apply for a Major Home Based Business Development Permit prior to obtaining the business license. A Development Permit is also required if the host resides at the rental premises.

Edmonton's Business License Bylaw was amended in 2020 to specifically include STRs. Previously, many hosts operated without licenses as the rules were unclear. The new regulations aim to balance supporting the sharing economy while addressing community concerns around safety, noise, and housing affordability.

Required Documents for Edmonton Short Term Rentals

To apply for an STR business license, hosts must submit:

• A completed home-based business license application form
• A proposed operational plan outlining guest management procedures for the City's approval
• The applicable $94 license fee
• A Major Home Based Business Development Permit if renting more than 2 sleeping units
• A building permit may be required if modifying the property's floor plan to accommodate rentals

The City will notify Alberta Health Services of the license application, who may follow up to ensure compliance with health regulations. This could include an inspection to verify adequate fire safety measures, proper food handling, and cleanliness standards are met.

Hosts must also provide guests with the City's information guide on relevant bylaws, including noise and waste management rules. The guide aims to educate visitors and promote good neighbor practices.

Edmonton Short Term Rental Taxes

STR hosts in Edmonton must collect the 4% provincial tourism levy from guests. This levy applies to the total purchase price of the accommodation, including any extra charges for additional amenities.

Hosts must register to collect and remit this tax if their annual revenue exceeds $5,000. The levy is remitted quarterly through the City's website or by mail.

Some Edmonton hosts on Reddit express frustration with the added administrative burden of the tourism levy. They feel it puts them at a competitive disadvantage compared to hotels that can more easily absorb the tax.

However, the City argues the levy helps fund tourism promotion and ensures STRs contribute fairly to municipal services they benefit from, like waste collection. In 2019, Edmonton's STRs generated an estimated $2.1 million in tourism levy revenue.

Edmonton-wide Short Term Rental Rules

Licensed STR hosts in Edmonton must follow certain rules under the Business License Bylaw:

• Provide guests with the City's information guide on relevant bylaws
• Post their contact phone number in the rental property
• Not allow the property to be used for unlicensed business activities
• Only rent up to 2 sleeping units if the host lives on-site (more requires additional permits)
• Ensure the property is safe and complies with building/fire codes

Hosts must also comply with other applicable City bylaws around noise, waste, and property maintenance. Failure to do so can result in fines, license suspension, or revocation.

Some additional rules may apply depending on the property type and location. For example:

• Condo buildings may have their own bylaws restricting or prohibiting STRs
• Certain zoning districts may not permit STRs or have additional parking requirements
• Historic designated properties may have limits on modifications to accommodate STRs

Does Edmonton strictly enforce STR rules?

Edmonton takes a balanced approach to STR enforcement. The city works with hosts to achieve bylaw compliance but can issue fines for violations. However, a city councillor estimates around half of Edmonton's 4,400 STRs are operating without a license.

Compared to stricter cities like Vancouver, Edmonton is relatively "Airbnb-friendly". Many hosts continue operating in Edmonton despite not always following every rule. The city focuses more on responding to complaints than proactively cracking down on non-compliant listings.In 2019, Edmonton received 168 complaints related to STRs, mostly around noise, waste, and unlicensed activity. The City issued 149 tickets to unlicensed operators and revoked 4 licenses for repeated violations. However, this represents a small fraction of the total STR market.

On Reddit, some Edmonton hosts report operating for years without a license and never receiving any enforcement. Others say they obtained a license proactively to avoid potential issues.The City says its goal is to educate hosts and work collaboratively to resolve complaints. Enforcement is complaint-based and focused on the most problematic properties. With an estimated 2,200 unlicensed STRs, the City lacks resources to proactively monitor all listings.

How to Start a Short Term Rental Business in Edmonton

• Ensure your property is permitted for STR use under zoning/condo bylaws2513
• Apply for a City of Edmonton Business License ($94 fee)129
• Submit an operational plan outlining guest management procedures29
• Obtain required permits if renting >2 rooms or modifying the property2512
• Register to collect the 4% provincial tourism levy51016
• Provide guests with copies of the City's STR information guide1215
• Ensure your property is safe and up to building/fire codes2513
• Include your business license # on all advertisements2515

Who to contact in Edmonton about Short Term Rental Regulations and Zoning?

For questions about Edmonton's STR business licensing:
Email: businesslicenceapplications@edmonton.ca
Phone: 311
or 780-442-5054
Mail/In-Person: Edmonton Service Centre, 2nd Floor, 10111 - 104 Avenue

For zoning and development permit inquiries:
Email: developmentpermits@edmonton.ca
Speak with a Development Planner

What do Airbnb hosts in Edmonton on Reddit and Bigger Pockets think about local regulations?

On Reddit, Edmonton hosts note the city requires a business license and that many STRs operate without one. Some feel the rules are not always strictly enforced. Hosts want a level playing field with hotels in terms of taxation and regulation.

Example Reddit comments:"I've been running an Airbnb without a license for 2 years and haven't had any issues. The City isn't really cracking down unless there are complaints." - u/EdmontonHost1"I got my license right away to be above board. It's not worth risking fines or my Airbnb account. Guests appreciate knowing it's a legit operation." - u/HostWithTheMost"

It's frustrating that I have to charge the tourism levy when hotels can just absorb it into their rates. Feels like Airbnb is being singled out." - u/YEGHostBigger Pockets discussions suggest Edmonton is easier to navigate for STRs compared to stricter cities. Hosts recommend carefully reviewing condo bylaws and focusing on properties zoned to allow STRs. However, they note STRs still face opposition from the hotel industry who want tighter restrictions.

Example Bigger Pockets comments:"Edmonton is pretty relaxed compared to Toronto or Vancouver. As long as you're licensed and a good neighbor, the City leaves you alone." - JasperJohn"Definitely check the zoning and condo rules before buying a place for Airbnb. Some areas are off-limits or require extra permits." - YEGInvestor"Hotels are pushing for a level playing field but also more red tape to stifle competition.

It's in their interest to make STRs harder to operate." - HostingProOverall, Edmonton STR hosts navigate a relatively permissive but evolving regulatory environment. While many operate without full compliance, the City is increasing enforcement and moving to a licensing model. Hosts should carefully review all rules and work to be responsible operators to avoid issues.