Ottawa's Short-Term Rental By-law Explained (What Every Host Needs to Know)

If you’re running an Airbnb in Ottawa, or even thinking about starting one, there’s a by-law you really need to understand. The City has a Short-Term Rental By-law (2021-104), and it applies to every host, whether you’re renting out a room in your home or managing multiple properties.

Here’s what it actually means in plain terms:

You need a permit

You can’t legally run or even advertise a short-term rental in Ottawa without a host permit. Every listing needs to show the permit number, along with the maximum number of guests allowed overnight.

Where you can (and can’t) operate

There are limits on where STRs are allowed. You can’t run one out of an accessory building, a vehicle, an illegal unit, community housing, or anywhere STRs are specifically prohibited.

The big one a lot of people miss is this: you generally can’t operate a short-term rental in a property that isn’t your principal residence, unless it qualifies as a cottage rental or a dedicated STR.

Zoning matters

Ottawa splits the city into different zones, and that affects what’s allowed.

In most urban and suburban areas, you’re restricted to your principal residence. In more rural areas, some properties may qualify as cottage rentals instead.

One permit per person

You’re allowed one permit for your principal residence and one for a cottage rental. You can’t hold multiple permits across different investment properties under your name.

What you need to give your guests

For every stay, you’re required to provide an information package. It has to be sent electronically before arrival and also left in the unit.

This includes things like your contact info, emergency and 911 details, nearest hospital, Ottawa 311 and non-emergency police numbers, a floor plan with exits and safety equipment, notice of any cameras, parking and waste instructions, smoking rules, potential fines, and a copy of your permit.

Occupancy limits

The general rule is 2 guests per sleeping room, up to max 5 rooms (10 guests).

For a typical unit, that means up to 5 sleeping rooms and 10 guests. Even if you have 8 rooms, the maximum guests you can have is 10.

Fire and safety

At a minimum, you need working smoke alarms, a carbon monoxide detector if there’s any fuel-burning appliance, and an ABC fire extinguisher.

Insurance

You need valid insurance at all times. If your coverage lapses, your permit is basically not valid during that period. Reach out if you need a contact.

If you’re managing properties for others

Property managers need to register separately with the City. You’re expected to keep records for every property, notify the City when you start or stop managing one, and respond to complaints within two hours.

Fines

Fines can range anywhere from $500 to $100,000 per day, per offence. By-law officers can inspect the property at reasonable times, and you can’t interfere with that.

Renewals

Permits need to be renewed every year. That applies to both hosts and property managers.

ottawa short term rental bylaw