In Greater Victoria, a short-term rental is generally only “legal” when it’s tied to your principal residence (your primary home), plus potentially one secondary suite or accessory dwelling unit on the same property—and when it also complies with your municipality’s bylaws, strata rules, insurance requirements, and the Province’s registry rules. Victoria, Saanich, Oak Bay, and Langford are all in the group of communities where the provincial principal-residence requirement applies (as of Nov. 1, 2025) and that list can change annually.
Important: This article is general information only and not legal advice. Please consult a qualified lawyer for advice specific to your property, title, lease, and local bylaws.
What changed in B.C., and why this matters in 2026
B.C.’s rules created a province-wide “floor” in many communities: if you’re offering stays under the short-term threshold, you typically must be operating out of your principal residence, and you still must follow local bylaws (which can be stricter).
Separately, B.C. introduced a provincial short-term rental registry and requires hosts (and platforms) to be registered.
For homeowners and downsizers in Victoria BC real estate—especially in Oak Bay, Fairfield, James Bay, Gonzales, Rockland, Gordon Head, Broadmead, Royal Oak, and the Saanich Peninsula—this affects:
Whether a “mortgage helper” suite can be rented short-term
Whether you can keep occasional flexibility after downsizing into a condo
Whether an inherited property can be carried while decisions are made
Whether a property you’re buying will support your lifestyle plan (visiting family, seasonal travel, etc.)
Does the provincial principal-residence rule apply in Victoria, Saanich, Oak Bay, and Langford?
Yes. As of the Province’s Nov. 1, 2025 list, Victoria, Saanich, Oak Bay, and Langford are included among the communities where the principal-residence requirement applies.
Two key nuances:
The Province notes the list can change annually through opt-in/opt-out mechanisms.
The provincial rule is a minimum standard—municipal bylaws can be more restrictive.
What does “principal residence” mean in practical terms?
In plain language, the provincial framework typically limits short-term rentals to:
The home you actually live in most of the time, and
Plus one secondary suite or accessory dwelling unit (ADU) on the same property
This is where many well-intentioned owners get tripped up. For example:
A second condo kept “just for guests” is unlikely to qualify as your principal residence.
A family “weekend place” in the same region generally won’t qualify as your principal residence if you live elsewhere.
A strata may prohibit or tightly restrict short-term rentals even if the Province would otherwise allow them.
Where is Airbnb still legal around Greater Victoria?
“Legal” depends on three layers at once:
1) Provincial rules (principal residence + registration)
Principal residence requirement applies in Greater Victoria communities listed above.
Registration is required to operate, and platforms validate registration numbers.
2) Municipal bylaws (business licensing + zoning/use)
Examples that matter locally:
City of Victoria: You need a lawful short-term rental business licence and must comply with Victoria’s bylaw framework.
District of Saanich: Saanich states it does not permit short-term rental accommodation (stays under 30 days).
City of Langford: Langford indicates it does not currently require a business licence for short-term rentals and encourages owners to refer to provincial requirements.
District of Oak Bay: Oak Bay is included in the Province’s principal-residence list. Any local permissions/restrictions require checking current Oak Bay bylaws and licensing requirements directly; local rules can be stricter than the Province’s floor.
3) Strata bylaws and building rules (often the “deal breaker”)
Many condos and townhomes in Victoria, Oak Bay, and Saanich Peninsula homes have strata rules that:
Prohibit short-term rentals entirely, or
Limit them to longer minimum stays, or
Require specific approvals and compliance steps
If you’re downsizing, it’s worth confirming strata rules before you fall in love with the view.
What about “native leasehold land”—is that a loophole?
This is where you want to move slowly and get proper advice.
The Province’s own summary notes the Short-Term Rental Accommodations Act does not apply to First Nation Reserve lands, and also does not apply to Nisga’a Lands or Treaty Lands of a Treaty First Nation unless a Nation opts in through a coordination agreement.
However, “the Act doesn’t apply” is not the same as “your Airbnb is legal.”
If you’re looking at a leasehold interest on reserve land (or treaty land), you may still have to navigate:
The First Nation’s own laws, policies, and permitting
The lease terms (use restrictions, subletting, insurance, commercial activity clauses)
Any applicable federal rules and enforcement mechanisms
Practical platform requirements (registration, documentation, proof of lawful operation)
Because jurisdiction and lease terms can be complex, please consult a qualified lawyer for specific advice before relying on leasehold as a strategy.
Cowichan Valley South: can you Airbnb on leasehold land there?
If you’re searching “Cowichan Valley South leasehold Airbnb,” there are two separate realities to understand:
The provincial principal-residence list includes CVRD Area F (Cowichan Lake South/Skutz Falls)
That means the principal-residence requirement applies in that electoral area (as of Nov. 1, 2025).
CVRD zoning can be very limiting even where the Province applies a “floor”
CVRD states that short-term rentals must be permitted by zoning, and notes they are permitted only in a few specific zones (with examples such as CD-2 in Cowichan Lake/Skutz Falls, among others).
So even if someone tells you “it’s leasehold so it’s fine,” the real due diligence checklist is:
Is the property on reserve/treaty land (and what rules apply there)?
Is the use permitted by local zoning/bylaw if applicable (e.g., CVRD zones)?
Do the lease terms allow short-term stays and advertising?
What does the Nation require (permits, fees, approvals, inspections)?
Again: this is not legal advice. Please consult a qualified lawyer for property-specific guidance.
A simple “Is this Airbnb viable?” checklist (Greater Victoria edition)
If you’re a homeowner, downsizer, or family planning ahead, here’s a practical way to reduce risk:
Confirm the property’s jurisdiction
Municipality vs. regional district vs. reserve/treaty lands
Confirm the provincial rule applies to the location
Use the Province’s map/list as your starting point
Confirm the local rules
Business licence, zoning/use permissions, complaint process
Confirm strata bylaws (if applicable)
Minutes, bylaws, and any history of enforcement
Confirm insurance
Short-term rental coverage is not always included by default
Confirm registry requirements
Registration and listing validation requirements
How this affects buying and selling in Victoria BC real estate
We’re seeing more buyers—especially affluent downsizers—ask one key question early:
“Will this home support my lifestyle plan if we travel or host family?”
That often leads to a better purchase decision, such as:
Choosing a property that works beautifully as a long-term home first
Treating short-term rental income as a potential bonus, not a requirement
Prioritizing simple, compliant options (owner-occupied suite, longer-term furnished rentals, or no STR at all)
No pressure. Just clarity.
Placeholders you may want to explore:
Next Step
Thinking about short-term rentals, a suite strategy, or buying a home that keeps your options open in Victoria, Saanich, Oak Bay, or Langford? Reach out to The Webbers for a no-pressure conversation.