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Is Airbnb Legal in Metro Vancouver? The 2025 Rules Explained

Turning your spare room into a goldmine sounds great, but the laws have changed. Here is why your investment property might be a "no-go" for Airbnb in 2025.

8 min read

The days of buying a condo just to run it as a full-time Airbnb are officially over in most of Metro Vancouver. As of 2025, the Provincial Government and local municipalities have locked arms to return units to the long-term market. If you are planning to host guests for less than 90 consecutive days, the rules are stricter than ever. Before you snap those professional photos for your listing, make sure you aren't walking into a $50,000 fine.

The New Definition of "Short-Term"

For a long time, anything under 30 days was considered short-term. Not anymore. In 2025, BC has officially expanded the definition of a short-term rental to any stay of less than 90 consecutive days. This means if you are renting out a place for two months thinking you can bypass Airbnb rules, you are still legally considered a short-term host and must follow all licensing and registration requirements.

The "Principal Residence" Hammer

The biggest hurdle for most investors is the Principal Residence Requirement. In almost all major BC cities (including Vancouver, Burnaby, Richmond, and Surrey), you can only operate a short-term rental in your primary home—the place where you actually live, receive your mail, and file your taxes. You can generally rent out a room in your house, or even the whole house while you are on vacation, but you cannot legally run a short-term rental in a secondary "investment" property that you don't live in.

Mandatory Provincial Registry (New for 2025)

As of May 1, 2025, the game changed for platforms like Airbnb and Vrbo. Every host in BC is now required to join the Provincial Short-Term Rental Registry. You must display your provincial registration number on your listing. Platforms are now legally required to remove any listing that doesn't have a valid number. This data-sharing agreement means the government knows exactly who is renting what, making it nearly impossible to "hide" an illegal rental from tax or bylaw officials.

City-Specific Variations

While the province sets the "floor," cities can set even higher "ceilings." For example:

  • Vancouver: You must have a city business licence ($1,108/year) AND a provincial registration. You cannot rent out a secondary suite (basement) or laneway home unless you live in that specific unit.
  • Burnaby: Only homeowners (no tenants) can apply, and you are limited to 90 days total per calendar year for "entire home" rentals.
  • Richmond: They don't allow "entire home" short-term rentals at all; you can only do Bed & Breakfast or Boarding/Lodging with strict room limits.

The Cost of Breaking the Rules

Think you can just "wait and see"? Think again. Regional districts can now issue fines of up to $50,000 for bylaw offences, and many municipalities are issuing daily tickets ranging from $1,000 to $3,000. With the new provincial enforcement unit actively monitoring platform data, the risk of "flying under the radar" has shifted from "unlikely" to "virtually impossible."

Summary: In 2025, short-term rentals are a "side hustle" for homeowners, not a business model for speculators. If it isn't your primary home, look for a long-term tenant instead.

Reference Links (Official BC Government)