Aurora is one of the few regulated GTA municipalities that does not require the operator to live in the property. The town charges an annual license, caps bookings at six guests, and uses a demerit point system to enforce. If you own an investment property in Aurora, you can legally run an Airbnb here.
Every rule below comes from the Town of Aurora's official short-term rental program page and By-law No. 6426-22.
Quick Summary
The Bylaw: 6426-22
Aurora Council passed By-law No. 6426-22 on June 28, 2022, establishing the licensing framework for short-term rentals. The bylaw covers any residential property rented for 28 consecutive days or less. Anything longer falls outside the STR definition and is treated as a mid-term or long-term rental under separate provincial rules.
The bylaw is administered by the Town's Bylaw Services Division. Licenses are issued for one year and must be renewed annually. Both the license fee and the renewal fee are set by Aurora's separate Fees and Charges By-law (Schedule L), which the Town updates from time to time. Contact the Bylaw Division at 905-727-3123 or bdepartment@aurora.ca for current amounts.
No Principal Residence Rule: What This Means
This is Aurora's biggest differentiator in the GTA. The bylaw does not require the operator to live in the property, making Aurora one of only a handful of regulated GTA cities where investment properties can legally operate as short-term rentals.
Here's how that compares across the GTA:
Investors evaluating York Region for an Airbnb purchase should take Aurora seriously. Unlike Toronto and Vaughan (which require the operator to actually live there), Aurora permits operation of a dedicated rental property provided you meet the licensing, insurance, and safety standards.
License Requirements
Aurora's license comes with a specific set of operational requirements. Each applies for the full license year and any violation can accumulate demerit points.
Property Eligibility
- All bedrooms offered must have been built as part of the original construction OR lawfully constructed under a building permit. Unauthorized basement suites, illegal additions, and non-compliant conversions are not eligible.
- The property must be legally zoned for residential use. STRs are not permitted in commercial or industrial zones.
- Licensees can rent the entire home or up to 3 individual bedrooms (not more than 3 rooms as separate rentals).
Operational Limits
- Maximum guests: 6 people at any one time, regardless of property size
- Parking: 1 off-street parking space per bedroom identified in the STR license
- Fire safety: Quarterly fire extinguisher inspections; smoke alarms and carbon monoxide detectors maintained in working order at all times
- Insurance: Certificate of Insurance with a specific short-term rental endorsement
How to Apply
The application process is submitted through Aurora's Bylaw Services Division. These are the documents required:
- License application form completed with owner information
- Interior floor plan identifying every room (kitchens, washrooms, bedrooms, living rooms). Owner-drawn is acceptable; does not need to be professionally prepared.
- Exterior site diagram including swimming pools, hot tubs, sheds, pergolas, gazebos, and parking spots
- Licensee Code of Conduct form signed by all legal owners of the property, submitted as one document
- Certificate of Insurance with the short-term rental endorsement
- Permitted use letter from the Town's Building Division (confirms the property is legally built and zoned for residential use)
- License or renewal fee as per Schedule L of the Fees and Charges By-law
After documents are reviewed, Aurora arranges a property inspection with a Bylaw Officer. If the inspection finds compliance, the Licensing Administrator issues the license in writing for a one-year term. Expect the full process to take several weeks depending on inspection scheduling.
Demerit Point System
Aurora uses a demerit point framework similar to Ontario's driver license system. Violations of the STR bylaw accumulate points on the license file. The Manager of Bylaw Services has discretion to suspend or revoke the license once the total exceeds 14 points.
Points reset to zero on the anniversary of your initial license each year. Practical implications for operators:
- A single egregious violation can suspend your license even without repeat offenses
- Accumulating smaller violations over the license year compounds risk
- Renewal timing matters: if you are close to 14 points, your next renewal date resets the counter and gives you a clean slate
The specific point values for each infraction are set by the Town and are available on request from Bylaw Services.
Rules for Booking Platforms
Aurora's bylaw also regulates the booking platforms themselves, not just operators. Airbnb, VRBO, Booking.com, and any other STR platform marketing Aurora listings must apply for and hold an annual business license from the Town. The one-time licensing fee for platforms is $5,000.00. Platforms additionally owe the Town $1.00 per night booked through their service in Aurora.
For operators, this matters because Aurora can and does coordinate with booking platforms to verify that listings correspond to licensed STR operators. Unlicensed listings face both direct enforcement and potential removal at the platform level.
Enforcement and Fines
Aurora enforces the STR bylaw through Bylaw Services. Common triggers for enforcement include noise complaints, parking violations, and neighbour reports of non-compliance. Fines are set under the Town's Set Fine Schedule approved by the Ontario Court of Justice. Contact Bylaw Services for the current fine schedule.
On top of provincial court fines, ongoing non-compliance accumulates demerit points, which can lead to license suspension or revocation under the bylaw's internal enforcement track. Operating an STR without a license or after revocation is a separate offense subject to additional prosecution.
How to Host Legally in Aurora
- Verify zoning and permitted use. Contact the Town's Building Division to request the permitted use letter before investing in renovations or furnishings.
- Get STR insurance. Contact an insurance broker who specializes in short-term rental coverage. Standard homeowner's policies will not satisfy Aurora's endorsement requirement.
- Prepare floor plans and site diagrams. Owner-drawn is acceptable. Be accurate about room labels and amenities.
- Have all owners sign the Code of Conduct. If the property is co-owned, all owners must sign before submission.
- Submit the full application package with the license fee. Contact bdepartment@aurora.ca or call 905-727-3123 if you need clarification.
- Pass the inspection on first visit by confirming fire extinguishers, CO alarms, smoke alarms, and off-street parking are all in place.
- Display your license number on every listing (Airbnb, VRBO, Booking.com). Platforms verify this.
- Track demerit points. Respond quickly to complaints to avoid accumulation.
Condo Corporations Still Override
Aurora's bylaw permits STRs with a license, but your condo corporation can still prohibit them in their declaration or rules. Condominium boards in central Aurora (especially new-build townhouse corporations) increasingly include STR bans. Check your condo declaration, rules, and status certificate before investing. The city license does not override condo rules.
Frequently Asked Questions
Do I need a license to Airbnb in Aurora, Ontario?
Yes. Aurora's By-law No. 6426-22 (passed June 28, 2022) requires every short-term rental operator to obtain an annual license before listing a property for rentals of 28 days or less. Operating without a license is an offense under the bylaw and subjects the operator to both fines and demerit points that can lead to license revocation.
Can I Airbnb an investment property in Aurora?
Yes. Aurora's bylaw does NOT require the property to be your principal residence. This makes Aurora one of the few regulated GTA cities where you can legally operate an STR on an investment property, a secondary home, or a family property. Compare to Toronto, Mississauga, Vaughan, Oakville, and Burlington, all of which restrict STRs to principal residences only.
What is the maximum number of guests allowed in an Aurora STR?
Six people total, at any one time, regardless of property size. This is a hard cap set by By-law 6426-22. Even a 5-bedroom home is limited to 6 guests. Violating this cap accumulates demerit points toward license suspension.
How many bedrooms can I rent out in Aurora?
You may rent the entire home OR up to three individual bedrooms. Every bedroom offered for STR must have been built as part of the original construction or lawfully constructed under a building permit. Unauthorized basement apartments or converted spaces do not qualify and cannot be licensed.
What insurance do I need for an Aurora Airbnb?
Aurora requires a Certificate of Insurance with a specific short-term rental endorsement. Standard homeowner's insurance does not satisfy this requirement. You must provide the certificate as part of your license application. Commercial general liability coverage with the STR endorsement is the accepted form. Airbnb Host Protection Insurance supplements but does not replace this primary coverage.
What is Aurora's STR demerit point system?
Aurora uses a demerit point system to track violations. Infractions like bylaw breaches, noise complaints, unauthorized guest numbers, or other violations accumulate points. If your total exceeds 14 demerit points, the Manager of Bylaw Services has the discretion to suspend or revoke your license. Demerit points reset to zero on the anniversary of your initial license each year.
Do I need off-street parking for my Aurora STR?
Yes. Aurora requires one off-street parking space for each bedroom identified in your license application. If you apply to rent three bedrooms, you must have three dedicated off-street spots. This is stricter than most GTA regulated cities and often eliminates condo units or properties with tandem-only driveways from being licensed.
What documents do I need to apply for an Aurora STR license?
You need a completed license application, an interior floor plan identifying all rooms, an exterior site diagram showing pools, hot tubs, sheds, and other amenities, a Licensee Code of Conduct form signed by all property owners, a Certificate of Insurance with STR endorsement, and a permitted use letter from the Town's Building Division. Floor plans and diagrams can be hand drawn by the owner. A property inspection by a Bylaw Officer follows document submission.
Does Aurora charge a Municipal Accommodation Tax (MAT)?
Aurora's official short-term rental page does not list a Municipal Accommodation Tax as of April 2026. York Region as a whole has not implemented a regional MAT. Always verify with the Town Bylaw Division at 905-727-3123 before listing, as MAT policies can change. HST (13%) still applies federally if your annual STR revenue exceeds $30,000.
Are Aurora STR rules likely to change?
Yes, likely toward stricter enforcement. Aurora Council has reviewed proposals for tighter regulations including stronger oversight of short-term rental booking platforms (which already carry a $5,000 business license fee plus $1 per night booked under the current bylaw). Operators should monitor aurora.ca/home-and-property/str for updates. Existing licensed operators are typically grandfathered or given a transition period when new rules pass.
Thinking of buying an Aurora investment property for Airbnb?
Aurora is one of the best GTA markets for non-principal-residence STRs. Nurture manages the full license application, insurance, inspection prep, and ongoing compliance so you can start earning without navigating the bylaw yourself.
Get a Free Property AssessmentThis summary is for informational purposes only. Bylaw 6426-22 and Aurora's Fees and Charges By-law change periodically. Always verify current rules and fees at aurora.ca/home-and-property/str or by contacting Aurora Bylaw Services at 905-727-3123. HST (13%) and federal tax rules (including the 2024 rule denying deductions on non-compliant STRs) also apply.