Nova Scotia Regulation 269/2025 amends the Short-term Rentals Registration Regulations under the Short-term Rentals Registration Act, initially enacted in 2019. The regulation introduces changes aimed at clarifying definitions, improving administrative oversight, and strengthening compliance requirements for hosts offering short-term rentals in the province. These amendments build upon the framework established under N.S. Reg. 158/2024, which was created to govern short-term rental operations. The changes reflect an effort to ensure that all short-term rental activities are conducted transparently, responsibly, and in alignment with provincial standards, particularly with respect to registration, taxation, and administrative compliance.

The amendments include modifications to the definitions of critical terms, most notably redefining a “commercial short-term rental host” to specify that it applies only to persons offering non-primary residences for rental purposes, including dwelling units or condominium units they own, and clarifying that “operating” includes advertising, accepting reservations, and providing accommodations for payment. The definition of “personal vacation home” was revised to clarify that a property is considered a personal vacation home if it is the only dwelling meeting certain criteria, and the term “unusual lodging” was expanded to include cabins and guest suites adjoining unrelated businesses. These definitional clarifications aim to ensure that hosts understand the categories under which they fall and the obligations associated with each category.

The regulation also strengthens the requirements for host registration applications. Applicants offering commercial short-term rentals must now demonstrate ownership or provide proper consent from property owners and condominium boards. Additional provisions require that non-resident hosts provide provincial contact information for service of documents, ensuring enforceability of regulations regardless of the host’s location. Furthermore, the regulations make clear that full payment of the annual registration tax is mandatory for all categories of registered hosts, including whole home primary residence hosts, commercial short-term rental hosts, and traditional tourist accommodation hosts.

A significant addition under N.S. Reg. 269/2025 is the introduction of administrative penalties. The Minister is authorized to impose penalties for contraventions of the Act or regulations, noncompliance with ministerial orders, and provision of false or misleading information. Notices of administrative penalty must include details of the contravention, penalty amounts, and appeal procedures. Penalty amounts escalate with repeated offences, ranging from $2,000 for a first offence to $8,000 for third or subsequent offences, with provisions for cancellation or reduction through agreements with the Minister. Appeals can be filed within 30 days, with the Deputy Minister or Associate Deputy Minister required to issue a decision within 30 business days. Unpaid penalties are treated as debts due to the Crown, and compliance with the Act remains obligatory regardless of penalty imposition or payment status.

Nova Scotia (269/2025) December 16, 2025
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