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Short-term Rental Zoning By-law Amendment

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Consultation has concluded

On May 10, St. Catharines City Council approved a Licensing By-law and Administrative Monetary Penalties System for the operation of short-term rentals (STRs) such as those offered on AirBnB, VRBO and Flipkey.

The system was related by-laws were developed with extensive public consultation, including in-person and virtual engagements, with a focus on the goals of:

  • Protecting the housing supply
  • Supporting opportunities for supplemental income
  • Reasonable enforcement
  • Protecting residential neighbourhood character
  • Supporting tourism

The system, along with updates to the Zoning By-law that permit STRs, come into effect via a phased roll out starting January 2022. Until that time STRs remain a prohibited use of residences in the City.

For more information, and updates going forward, please visit the City's Short-term Rental Licensing page.

On May 10, St. Catharines City Council approved a Licensing By-law and Administrative Monetary Penalties System for the operation of short-term rentals (STRs) such as those offered on AirBnB, VRBO and Flipkey.

The system was related by-laws were developed with extensive public consultation, including in-person and virtual engagements, with a focus on the goals of:

  • Protecting the housing supply
  • Supporting opportunities for supplemental income
  • Reasonable enforcement
  • Protecting residential neighbourhood character
  • Supporting tourism

The system, along with updates to the Zoning By-law that permit STRs, come into effect via a phased roll out starting January 2022. Until that time STRs remain a prohibited use of residences in the City.

For more information, and updates going forward, please visit the City's Short-term Rental Licensing page.

Consultation has concluded

Please provide us with any questions or feedback you may have regarding proposed amendments to the zoning by-law related to short-term rentals

  • Share How is this to be monitored and if a STR is primarily occupied by a tenant - how does that change the free for all that’s happening now? Someone can “tenant” part of the building and still use the rest as a STR. I propose that STR ONLY be allowed when it is a primary residence. ...as that was the whole point of the sharing economy. on Facebook Share How is this to be monitored and if a STR is primarily occupied by a tenant - how does that change the free for all that’s happening now? Someone can “tenant” part of the building and still use the rest as a STR. I propose that STR ONLY be allowed when it is a primary residence. ...as that was the whole point of the sharing economy. on Twitter Share How is this to be monitored and if a STR is primarily occupied by a tenant - how does that change the free for all that’s happening now? Someone can “tenant” part of the building and still use the rest as a STR. I propose that STR ONLY be allowed when it is a primary residence. ...as that was the whole point of the sharing economy. on Linkedin Email How is this to be monitored and if a STR is primarily occupied by a tenant - how does that change the free for all that’s happening now? Someone can “tenant” part of the building and still use the rest as a STR. I propose that STR ONLY be allowed when it is a primary residence. ...as that was the whole point of the sharing economy. link

    How is this to be monitored and if a STR is primarily occupied by a tenant - how does that change the free for all that’s happening now? Someone can “tenant” part of the building and still use the rest as a STR. I propose that STR ONLY be allowed when it is a primary residence. ...as that was the whole point of the sharing economy.

    AJH asked about 4 years ago

    Hi AJH, 

    The Zoning By-law Amendment proposes to permit short-term rental use as a home based business, provided the unit being offered for STR is the operator/hosts primary residence. This allows every resident in the opportunity to offer their unit for STR regardless of if they own or rent their unit. To operate a STR, the operator/host must demonstrate that the unit they offer for STR is their primary residence.

  • Share Why are you even considering making short term rentals illegal? on Facebook Share Why are you even considering making short term rentals illegal? on Twitter Share Why are you even considering making short term rentals illegal? on Linkedin Email Why are you even considering making short term rentals illegal? link

    Why are you even considering making short term rentals illegal?

    Sheila asked about 4 years ago

    Hi Sheila, 

    Short-term rentals, where the resident is not present on site, are not currently permitted in residential zones. The Zoning By-law Amendment proposes to allow short-term rental use as a home based business, when certain conditions have been met (i.e. must be the residents' primary residence, comply with parking requirements etc.).


  • Share Hi, I have a Bed and Breakfast, I do live onsite. It is a rural property, zoned Ag. Will these changes affect my business? on Facebook Share Hi, I have a Bed and Breakfast, I do live onsite. It is a rural property, zoned Ag. Will these changes affect my business? on Twitter Share Hi, I have a Bed and Breakfast, I do live onsite. It is a rural property, zoned Ag. Will these changes affect my business? on Linkedin Email Hi, I have a Bed and Breakfast, I do live onsite. It is a rural property, zoned Ag. Will these changes affect my business? link

    Hi, I have a Bed and Breakfast, I do live onsite. It is a rural property, zoned Ag. Will these changes affect my business?

    CherylB asked about 4 years ago

    Hi CherylB, 

    Bed and Breakfasts are currently permitted to operate from any detached dwelling, including within the Agriculture Zone (subject to various zoning provisions, such as parking requirements) and will continue to be permitted as a home based business. The only change to bed and breakfasts being proposed by the Zoning By-law Amendment is to allow bed and breakfasts to operate from additional dwelling types (e.g. semi-detached, townhouses. triplex etc.).

  • Share I live in the Cole Farm subdivision and the house across the street from me is being rented out - the main floor has a permanent tenant and the basement is being rented out as a short term rental. The owner of the property does not live in the home. What would this type of rental be designated as? Is this type of rental currently breaking our city bylaw? We have not had any problems, as of yet, but the neighbours are concerned with the increased amount of traffic and street parking. on Facebook Share I live in the Cole Farm subdivision and the house across the street from me is being rented out - the main floor has a permanent tenant and the basement is being rented out as a short term rental. The owner of the property does not live in the home. What would this type of rental be designated as? Is this type of rental currently breaking our city bylaw? We have not had any problems, as of yet, but the neighbours are concerned with the increased amount of traffic and street parking. on Twitter Share I live in the Cole Farm subdivision and the house across the street from me is being rented out - the main floor has a permanent tenant and the basement is being rented out as a short term rental. The owner of the property does not live in the home. What would this type of rental be designated as? Is this type of rental currently breaking our city bylaw? We have not had any problems, as of yet, but the neighbours are concerned with the increased amount of traffic and street parking. on Linkedin Email I live in the Cole Farm subdivision and the house across the street from me is being rented out - the main floor has a permanent tenant and the basement is being rented out as a short term rental. The owner of the property does not live in the home. What would this type of rental be designated as? Is this type of rental currently breaking our city bylaw? We have not had any problems, as of yet, but the neighbours are concerned with the increased amount of traffic and street parking. link

    I live in the Cole Farm subdivision and the house across the street from me is being rented out - the main floor has a permanent tenant and the basement is being rented out as a short term rental. The owner of the property does not live in the home. What would this type of rental be designated as? Is this type of rental currently breaking our city bylaw? We have not had any problems, as of yet, but the neighbours are concerned with the increased amount of traffic and street parking.

    Peter Dirks asked about 4 years ago

    Hi Peter, 

    In this situation, it depends if the basement is its own unit or if there are just rooms in the basement that are being rented to guests. 

    If the basement is an independent unit: renting the unit out as a short-term rental is not permitted by the City's current by-law.

    If the house is one unit, and rooms in the basement are offered for short-term rental: this is permitted by the City's current by-law as a bed and breakfast, provided the resident is present (the resident can be a tenant and is not required to be the property owner).

  • Share How would you stop people from making a lot of noise either running machines for their business or bringing in other loud things like musical instruments, animals, loud people, etc.? This may especially affect people in structures that are not fully detached. on Facebook Share How would you stop people from making a lot of noise either running machines for their business or bringing in other loud things like musical instruments, animals, loud people, etc.? This may especially affect people in structures that are not fully detached. on Twitter Share How would you stop people from making a lot of noise either running machines for their business or bringing in other loud things like musical instruments, animals, loud people, etc.? This may especially affect people in structures that are not fully detached. on Linkedin Email How would you stop people from making a lot of noise either running machines for their business or bringing in other loud things like musical instruments, animals, loud people, etc.? This may especially affect people in structures that are not fully detached. link

    How would you stop people from making a lot of noise either running machines for their business or bringing in other loud things like musical instruments, animals, loud people, etc.? This may especially affect people in structures that are not fully detached.

    Karen K. asked about 4 years ago

    Hi Karen K, 

    With regards to noise and home based businesses, the City's Zoning By-law currently prescribes that no machinery or processes which emit noise, vibration, glare, fumes, odour, dust, radio, television or telecommunication transmission interference beyond the premises are permitted in conjunction with a home based business (Section 2.2.4 b) of Zoning By-law 2013-283).

    The City has additional existing by-laws in place to address issues such as noise, parking and property standards, which continue to apply. Excessive noise/partying often requires an immediate response. For such complaints residents should contact the Niagara Regional Police Service (905.688.4111) who can immediately address the issue.

  • Share What type of amount would we be talking about for licensing these short term rentals. on Facebook Share What type of amount would we be talking about for licensing these short term rentals. on Twitter Share What type of amount would we be talking about for licensing these short term rentals. on Linkedin Email What type of amount would we be talking about for licensing these short term rentals. link

    What type of amount would we be talking about for licensing these short term rentals.

    Beth asked about 4 years ago

    Hi Beth, 

    Staff are currently considering options for licensing and registration programs. We intend to develop a few options, including various fee structures, and bring them forward in the near future for Council and the public to consider. 

  • Share What is the value of a licensing fee and will the fee structure be a flat fee or a sliding scale? on Facebook Share What is the value of a licensing fee and will the fee structure be a flat fee or a sliding scale? on Twitter Share What is the value of a licensing fee and will the fee structure be a flat fee or a sliding scale? on Linkedin Email What is the value of a licensing fee and will the fee structure be a flat fee or a sliding scale? link

    What is the value of a licensing fee and will the fee structure be a flat fee or a sliding scale?

    Port Weller Resident asked about 4 years ago

    Hi Port Weller Resident, 

    Staff are currently considering options for licensing and registration programs. We intend to develop a few options, including various fee structures, and bring them forward in the near future for Council and the public to consider.

  • Share Can you please confirm that a license with rules and regulations will be required to operate both a short term rental home based business, owner present (B&B) and short term rental no owner present ('airbnb'). How are you planning to enforce the proposed bylaw? on Facebook Share Can you please confirm that a license with rules and regulations will be required to operate both a short term rental home based business, owner present (B&B) and short term rental no owner present ('airbnb'). How are you planning to enforce the proposed bylaw? on Twitter Share Can you please confirm that a license with rules and regulations will be required to operate both a short term rental home based business, owner present (B&B) and short term rental no owner present ('airbnb'). How are you planning to enforce the proposed bylaw? on Linkedin Email Can you please confirm that a license with rules and regulations will be required to operate both a short term rental home based business, owner present (B&B) and short term rental no owner present ('airbnb'). How are you planning to enforce the proposed bylaw? link

    Can you please confirm that a license with rules and regulations will be required to operate both a short term rental home based business, owner present (B&B) and short term rental no owner present ('airbnb'). How are you planning to enforce the proposed bylaw?

    Keldo asked about 4 years ago

    Hi Keldo, 

    Staff are currently considering options for licensing and registration programs. We intend to develop a few options and bring them forward in the near future for Council and the public to consider. 

    The Zoning By-law Amendment proposes changes to the City's existing Zoning By-law. At this time, there are no proposed changes to the way the Zoning By-law is enforced. 

    As with all zoning concerns, residents who believe a STR is operating in their neighbourhood in contravention of the City’s Zoning By-laws can report the property to the City. Staff will follow up with an investigation into every allegation, and, depending on its findings, owners can be prosecuted, and possibly penalized with a fine set by a judge of up to $5,000. Individuals can report STRs for by-law noncompliance via our Zone Land Use Infraction Form. Reports can also be filed with the City by calling Citizen’s First at 905.688.5600. 

  • Share How will the new ammendments be inforced as present Bylaw officers do not work weekends (which is when most Short Tem rentals are for), and as long as the people in the home to do not say they are renting nothing can be done. I see that a 0.5 parking per bedroom but what constutes a bedroom, our neighbour does not reside in this home (a bungalow) that he advertises 16 people can stay. on Facebook Share How will the new ammendments be inforced as present Bylaw officers do not work weekends (which is when most Short Tem rentals are for), and as long as the people in the home to do not say they are renting nothing can be done. I see that a 0.5 parking per bedroom but what constutes a bedroom, our neighbour does not reside in this home (a bungalow) that he advertises 16 people can stay. on Twitter Share How will the new ammendments be inforced as present Bylaw officers do not work weekends (which is when most Short Tem rentals are for), and as long as the people in the home to do not say they are renting nothing can be done. I see that a 0.5 parking per bedroom but what constutes a bedroom, our neighbour does not reside in this home (a bungalow) that he advertises 16 people can stay. on Linkedin Email How will the new ammendments be inforced as present Bylaw officers do not work weekends (which is when most Short Tem rentals are for), and as long as the people in the home to do not say they are renting nothing can be done. I see that a 0.5 parking per bedroom but what constutes a bedroom, our neighbour does not reside in this home (a bungalow) that he advertises 16 people can stay. link

    How will the new ammendments be inforced as present Bylaw officers do not work weekends (which is when most Short Tem rentals are for), and as long as the people in the home to do not say they are renting nothing can be done. I see that a 0.5 parking per bedroom but what constutes a bedroom, our neighbour does not reside in this home (a bungalow) that he advertises 16 people can stay.

    PJW asked about 4 years ago

    Hello PJW, 

    Thank you for your questions. 

    At this time, no changes are proposed to the way the City's Zoning By-law is enforced (i.e. staff working hours). Residents who believe a STR is operating in their neighbourhood in contravention of the City’s Zoning By-laws can report the property to the City. Staff will follow up with an investigation into every allegation, and, depending on its findings, owners can be prosecuted, and possibly penalized with a fine set by a judge of up to $5,000. Individuals can report STRs for by-law noncompliance via our Zone Land Use Infraction Form. Reports can also be filed with the City by calling Citizen’s First at 905.688.5600. 

    In addition to the proposed Zoning By-law Amendment, staff are also considering options for a licensing program to address STR use, including approvals and enforcement. Additional methods of enforcement may be established through the future Licensing By-law. Staff intend to bring forward various licensing options for further review and discussion in the near future.

    With regards to your question about bedrooms and the number of guests, we could certainly look at tying the number of bedrooms and associated parking spaces to a maximum number of guests permitted.

  • Share What fines will be applied to owners that do not live in the dwelling and continue to operate as a Short Term Rental. The properties in our area are rented for such high fees that a fine of $5,000 once a year would be considered the cost of doing business. I would also like to know how a 6 bedroom, 6 bathroom oversize house gets a building permit approved in Port Wellar East as this new dwelling does not conform in size to anything in the neighbourhood as as the same owners already own 3 other successful Short Term Rentals it is obvious this is their proposed use. If there are not significant fines and applied by the city these uses will continue. on Facebook Share What fines will be applied to owners that do not live in the dwelling and continue to operate as a Short Term Rental. The properties in our area are rented for such high fees that a fine of $5,000 once a year would be considered the cost of doing business. I would also like to know how a 6 bedroom, 6 bathroom oversize house gets a building permit approved in Port Wellar East as this new dwelling does not conform in size to anything in the neighbourhood as as the same owners already own 3 other successful Short Term Rentals it is obvious this is their proposed use. If there are not significant fines and applied by the city these uses will continue. on Twitter Share What fines will be applied to owners that do not live in the dwelling and continue to operate as a Short Term Rental. The properties in our area are rented for such high fees that a fine of $5,000 once a year would be considered the cost of doing business. I would also like to know how a 6 bedroom, 6 bathroom oversize house gets a building permit approved in Port Wellar East as this new dwelling does not conform in size to anything in the neighbourhood as as the same owners already own 3 other successful Short Term Rentals it is obvious this is their proposed use. If there are not significant fines and applied by the city these uses will continue. on Linkedin Email What fines will be applied to owners that do not live in the dwelling and continue to operate as a Short Term Rental. The properties in our area are rented for such high fees that a fine of $5,000 once a year would be considered the cost of doing business. I would also like to know how a 6 bedroom, 6 bathroom oversize house gets a building permit approved in Port Wellar East as this new dwelling does not conform in size to anything in the neighbourhood as as the same owners already own 3 other successful Short Term Rentals it is obvious this is their proposed use. If there are not significant fines and applied by the city these uses will continue. link

    What fines will be applied to owners that do not live in the dwelling and continue to operate as a Short Term Rental. The properties in our area are rented for such high fees that a fine of $5,000 once a year would be considered the cost of doing business. I would also like to know how a 6 bedroom, 6 bathroom oversize house gets a building permit approved in Port Wellar East as this new dwelling does not conform in size to anything in the neighbourhood as as the same owners already own 3 other successful Short Term Rentals it is obvious this is their proposed use. If there are not significant fines and applied by the city these uses will continue.

    Niagarapear asked about 4 years ago

    Hi Niagarapear, 

    Residents who believe a STR is operating in their neighbourhood in contravention of the City’s Zoning By-laws can report the property to the City. Staff will follow up with an investigation into every allegation, and, depending on its findings, owners can be prosecuted, and possibly penalized with a fine set by a judge of up to $5,000. Individuals can report STRs for by-law noncompliance via our Zone Land Use Infraction Form. Reports can also be filed with the City by calling Citizen’s First at 905.688.5600.

    In addition to the proposed Zoning By-law Amendment, staff are also considering options for a licensing program to address STR use. Additional penalties, including possible fines, may be established through the future Licensing By-law. Staff intend to bring forward various licensing options for further review and discussion in the near future.

    Building permits can only be issued when a proposed structure complies with the City's Zoning By-law. A detached dwelling is not limited to a maximum number of bedrooms or bathrooms and staff cannot withhold a building permit based on a suspicion of how a building may or may not be used. If, once constructed, there is evidence that a dwelling is being used in contravention of the City's Zoning By-law, then a report can be made to City staff for further investigation.