Every municipality in the Greater Toronto Area has a different answer to "can I Airbnb here?" Three cities prohibit it outright. Ten require it to be your principal residence. Seven let you operate almost unregulated, but many are writing bylaws right now.
This is the full comparison: 25 GTA municipalities, their current short-term rental rules, official sources for every line of data, and what it all means if you own a property in the region.
TL;DR
- Toronto, Mississauga, Brampton, Vaughan, Oakville, Burlington, Milton, Caledon, and Oshawa require the STR to be your principal residence and cap nights at 180 to 183 per year.
- Markham, Halton Hills, and Scugog prohibit short-term rentals entirely.
- Ajax, Pickering, Clarington, Richmond Hill, King Township, Brock, and Whitchurch-Stouffville have no STR-specific bylaw today. Most are actively drafting one.
- Caledon's bylaw takes effect Spring 2026 with a hard cap of 300 licenses town-wide.
- Toronto's 8.5% MAT is the highest in Ontario. Most other GTA cities charge 4%. Oshawa charges 5%.
- Every regulated city requires $2,000,000 liability insurance plus a fire, electrical, or building inspection.
GTA Master Comparison
Every GTA municipality, grouped by region. "Principal res." means the property must be the operator's actual principal residence, ruling out investment properties. "Night limit" refers to the annual cap on entire home rentals (partial unit rentals often have different rules). License fees are annual unless noted.
| City | Status | Principal Res. | License Fee | Night Limit | MAT |
|---|---|---|---|---|---|
| City of Toronto | |||||
| Toronto | Regulated | Yes | $375 initial / $390 renewal | 180 nights (entire home) | 8.5% |
| Peel Region | |||||
| Mississauga | Regulated | Yes | $283 / yr | 180 days | 4% |
| Brampton | Regulated | Yes | See bylaw | 180 days | 4% |
| Caledon | Spring 2026 | Yes | $500 / yr | 180 nights + 300 cap | TBD |
| York Region | |||||
| Vaughan | Regulated | Yes | Required | Under 29 days = STR | 4% |
| Markham | Prohibited | N/A | N/A | N/A | N/A |
| Richmond Hill | Not Regulated | No | None | None | None |
| Aurora | Regulated | Check city | Required | See bylaw | See bylaw |
| Newmarket | Regulated | Yes | Required | See bylaw | See bylaw |
| King Township | Not Regulated | No | None | None | None |
| Georgina | Regulated | Check city | Required | See bylaw | See bylaw |
| East Gwillimbury | Limited | Mixed-Use zones only | N/A | N/A | N/A |
| Whitchurch-Stouffville | Not Regulated | No | None | None | None |
| Halton Region | |||||
| Oakville | Regulated | Yes | $292 / yr | 28 days per stay | 4% |
| Burlington | Regulated (May 2025) | Yes | Required | 183 days / yr | See bylaw |
| Milton | Regulated | Yes | Required | 180 days / yr | None |
| Halton Hills | Prohibited | N/A | N/A | N/A | N/A |
| Durham Region | |||||
| Oshawa | Regulated | Yes | $150 / yr | 180 days / yr | 5% |
| Pickering | Not Regulated | No | None | None | None |
| Ajax | Not Regulated | No | None | None | None |
| Whitby | Developing | TBD | TBD | TBD | TBD |
| Clarington | Not Regulated | No | None | None | None |
| Uxbridge | Check township | TBD | TBD | TBD | TBD |
| Brock | Not Regulated | No | None | None | None |
| Scugog | Prohibited | N/A | N/A | N/A | N/A |
Toronto
Toronto was the first major GTA city to regulate short-term rentals and still has the most aggressive framework. The rules come from the City of Toronto's short-term rental program under Municipal Code Chapter 547.
Toronto's partial unit exception is the single most important rule in the GTA. If you live in the property and rent individual rooms or a basement suite, there is no night cap. This makes room rentals viable year-round in Toronto, while entire home rentals are capped at 180 nights.
MAT note: Toronto's 8.5% MAT is a temporary elevated rate in effect from June 1, 2025 through July 31, 2026 (tied to FIFA World Cup visitor volume). The base rate reverts to 6% on August 1, 2026.
Enforcement is active. Toronto Municipal Licensing and Standards uses automated compliance monitoring and issued over 500 tickets between 2022 and 2024 according to city reports. See the full Toronto STR guide for registration walkthrough and enforcement examples.
Peel Region
Peel Region covers Mississauga, Brampton, and Caledon. All three require principal residence and cap nights at 180. Caledon's bylaw is the newest, taking effect Spring 2026 with a hard license cap.
Mississauga
Mississauga's STR bylaw is the strictest enforcement regime in the GTA outside Toronto. The city's STR licensing program requires a $283 annual fee, principal residence, and $2M liability insurance. Penalties run up to $100,000 per offense. Condo corporations in Port Credit, Square One, and Cooksville neighbourhoods commonly prohibit STRs in their declarations.
Brampton
Brampton's licensing bylaw covers all STRs of 28 consecutive days or less. The official city page requires principal residence, 4% MAT, and limits room-only rentals to 3 bedrooms. Brampton permits more flexibility than Mississauga on partial unit hosting, similar to Toronto's approach.
Caledon
Caledon's STR licensing takes effect in Spring 2026 following Staff Report 2025-0144 approved in September 2025. The Town of Caledon will cap STR licenses at 300 town-wide on a first come first served basis. The $500 annual fee drops to $250 for the first 60 days of the program. Two new enforcement officers have been hired and the town is contracting Granicus Host Compliance to monitor Airbnb, VRBO, and Booking.com listings.
Caledon License Cap Warning
With only 300 licenses available, Caledon's STR program will likely be oversubscribed within the first application window. If you own in Caledon and intend to operate, apply within the first 60 days to capture both the introductory rate and a spot in the cap.
York Region
York Region is the most fragmented in the GTA. Of nine municipalities, one prohibits STRs entirely (Markham), four actively regulate, and the rest either don't regulate or only permit STRs in specific zones.
Regulated: Vaughan, Aurora, Newmarket, Georgina
Vaughan's bylaw follows the Toronto model: principal residence only, any stay under 29 consecutive days counts as STR, license plus MAT registration required. The City of Vaughan maintains the full program.
Aurora regulates under By-law 6426-22, Newmarket requires licensing through its municipal business licensing department, and Georgina restricts STRs to single-family dwellings with minimum 3 parking spaces plus 1 per guest room on the town's licensing portal.
Prohibited: Markham
Markham does not permit short-term rentals under 30 days in virtually any zone. Listings found operating illegally are subject to zoning enforcement and fines. Condo buildings in the Markham-Unionville corridor also enforce their own bans on top of the municipal prohibition.
Unregulated: Richmond Hill, King Township, Whitchurch-Stouffville
Richmond Hill is actively reviewing STR regulation but has no bylaw as of April 2026. King Township and Whitchurch-Stouffville have similarly deferred, though both are watching York Region-wide enforcement patterns closely. Any of these could introduce licensing in the next 12 to 24 months.
Limited: East Gwillimbury
East Gwillimbury permits STRs only in Mixed-Use zones as defined in its zoning bylaw. Residential-only zoned properties cannot legally operate STRs. Check your property's zoning on the town zoning map before listing.
Halton Region
Halton Region has four municipalities: Oakville, Burlington, Milton, and Halton Hills. The first three regulate STRs. Halton Hills prohibits them.
Oakville
Oakville's STR program under the town's short-term accommodation licensing charges $292 per year. Stays of 28 consecutive days or less count as STR. Principal residence required. MAT is 4%. Insurance minimum is $2M. Fines start at $500 and escalate per offense.
Burlington
Burlington's bylaw is the newest in Halton, passed as By-law 01-2025 and effective May 1, 2025. The City of Burlington caps nights at 183 per calendar year, requires principal residence, criminal reference check, HVAC inspection, ESA electrical inspection on initial application, and a parking management plan. Burlington also operates a demerit point system: 7 points suspends the license, 15 points revokes it.
Milton
Milton's STR program under By-law 062-2022 (town official page) limits rentals to 180 days per year on principal residence only. Insurance required with the Town named as additional insured. Fire inspection and criminal record check required within 60 days of application. Corporations cannot hold Milton STR licenses, only individuals.
Halton Hills
Halton Hills does not permit STRs. Mid-term rentals of 30+ nights are the only legal option for income properties in Georgetown, Acton, and the rural townships.
Durham Region
Durham is a mixed bag: one aggressive regulator (Oshawa), one outright ban (Scugog), one actively writing rules (Whitby), and four open municipalities where STRs operate without licensing (Ajax, Pickering, Clarington, Brock).
Oshawa
Oshawa is the most aggressive Durham regulator. Licensing By-law 122-2024 Schedule Q under the city's STR program requires $150 license fee, principal residence, 180 day limit, and 5% MAT (highest outside Toronto). $2M liability insurance required with explicit STR coverage language. Local contact must respond within 1 hour 24/7. Room rentals capped at 2 rooms with 2 occupants each. Enforcement uses automated listing monitoring.
Pickering, Ajax, Clarington, Brock
Four Durham municipalities currently have no STR-specific bylaw: Pickering, Ajax, Clarington, and Brock Township. Each still applies noise, property standards, and zoning bylaws. Investment properties and non-principal residences can legally operate as STRs in these cities today. Given the pattern of neighbouring municipalities adopting licensing, expect regulation within 12 to 18 months.
Whitby
Whitby is actively drafting STR regulation through the Connect Whitby engagement portal. The framework will likely mirror Oshawa or Toronto. Operators should follow the engagement portal for public consultation announcements.
Scugog
Scugog does not permit short-term rentals. Port Perry waterfront properties attempting to operate as STRs have been subject to township enforcement.
Uxbridge
Uxbridge has not published specific STR licensing rules as of April 2026. Contact the Township of Uxbridge directly before listing, as any decision on STR regulation will apply retroactively to listing dates.
Key Patterns Across the GTA
Six patterns show up repeatedly once you read across all 25 municipalities.
- Principal residence is the dominant requirement. Every regulated GTA city except Hamilton (which is technically Golden Horseshoe, not GTA) limits STRs to the operator's actual principal residence.
- 180 days is the most common night cap. Toronto, Mississauga, Brampton, Milton, Caledon, and Oshawa all converge on 180 to 183 nights per calendar year.
- 4% MAT is standard. Toronto's 8.5% is an outlier. Oshawa at 5% is second highest. Most other GTA regulated cities sit at 4%.
- $2 million liability insurance is non-negotiable in every regulated city.
- Prohibition zones are small but real. Markham, Halton Hills, and Scugog all ban STRs outright. Owners in these cities have mid-term rentals (30+ nights) as their only legal option.
- Unregulated cities are a shrinking category. Ajax, Pickering, Clarington, Richmond Hill, King Township, Whitchurch-Stouffville, and Brock currently have no STR bylaw, but most are watching neighbours and will likely regulate within 24 months.
Investment Property Strategy
If you own an investment property in the GTA and your goal is short-term rental income, the legal options narrow fast.
Mid-term rentals (30+ night stays) are exempt from almost every GTA STR bylaw because they fall under the Residential Tenancies Act. This makes furnished 30+ night stays a legal path for investment properties in any city, including Markham, Halton Hills, and Scugog. Typical tenants: insurance displacement guests, travelling healthcare workers, corporate relocations, and film industry workers.
Frequently Asked Questions
Which GTA cities allow Airbnb without a license?
As of April 2026, Ajax, Pickering, Clarington, Brock, Richmond Hill, King Township, and parts of East Gwillimbury operate without a specific STR licensing framework. You still need to follow noise, property standards, fire code, and zoning bylaws. Regional MAT may still apply. Regulations in several of these municipalities are actively being drafted, so the window is closing.
Which GTA cities prohibit short-term rentals entirely?
Three GTA municipalities currently do not permit short-term rentals: Markham (York Region), Halton Hills (Halton Region), and Scugog (Durham Region). Markham allows rentals under 30 days only in very narrow circumstances. Halton Hills and Scugog treat STRs as prohibited land use. If your property is in any of these, mid-term rentals (30+ days) are your only legal option.
Can I Airbnb an investment property in the GTA?
In most regulated GTA cities, no. Toronto, Mississauga, Brampton, Vaughan, Oakville, Burlington, Milton, Caledon, and Oshawa all require the STR to be your principal residence. Your investment or secondary property cannot be legally short-term rented in these jurisdictions. The practical workaround is mid-term rentals of 30 nights or more, which are exempt from most STR bylaws and the Residential Tenancies Act.
What is the Municipal Accommodation Tax (MAT) and which GTA cities charge it?
MAT is a municipal tax added to the guest's total, similar to hotel tax. Toronto charges 8.5% (the highest in the GTA). Most other GTA cities (Mississauga, Brampton, Vaughan, Burlington, Oakville, Caledon) charge 4%. Oshawa charges 5%. Airbnb and VRBO typically collect and remit MAT on your behalf where it applies.
What is the difference between Toronto's 180-night limit and partial unit hosting?
Toronto's 180-night cap applies only to entire home rentals. If you rent individual rooms or a basement unit while you still occupy the principal residence, that counts as partial unit hosting, which has no night limit. This is a significant exception that makes room rentals more viable year-round in Toronto.
Which GTA city has the most Airbnb-friendly bylaw?
Among unregulated GTA municipalities, Pickering and Ajax have active rental markets without licensing requirements. Among regulated cities, Oshawa is relatively accessible ($150 annual fee, 180 day limit, 5% MAT). Hamilton (GTA-adjacent) does not cap nights. Be aware that all of these except Oshawa are likely to regulate further within 12 to 24 months.
How do I know if my condo allows Airbnb in the GTA?
Even when the city permits STRs, condo corporations can prohibit them in their declaration or rules. Check your condo's declaration, status certificate, and bylaws before listing. In Toronto specifically, many downtown buildings (especially ICE Condos, the King Street East corridor, and most Tridel properties) prohibit all STR activity. Violation fines are typically $1,000 to $5,000 per incident.
Do all GTA cities require $2 million in liability insurance?
Most regulated ones do. Toronto, Mississauga, Brampton, Oakville, Burlington, Milton, and Caledon all require a minimum of $2,000,000 in liability coverage that explicitly covers short-term rental use. Unregulated cities do not legally mandate it, but standard homeowner's policies almost never cover STR activity and Airbnb's Host Protection is not a replacement for primary coverage.
Can I run an STR in a rented apartment in the GTA?
Almost never legally. Toronto, Mississauga, Brampton, and most other regulated cities require the operator to own or legally occupy the unit as their principal residence. Running an Airbnb out of a rental unit also typically violates your residential lease. Arbitrage models (renting long-term then subletting short-term) are both illegal and terminable on notice.
What happens if I ignore an STR bylaw in the GTA?
Fines vary by city. Toronto issues charges up to $100,000 per offense under the Municipal Code. Mississauga penalties can reach $100,000. Milton and Burlington both cap at $500 to $100,000 per offense. Enforcement has increased significantly since 2024 in all four regions, with several GTA cities now using Granicus Host Compliance software to monitor listings across Airbnb, VRBO, and Booking.com.
Not sure which rules apply to your property?
Nurture manages properties across every GTA municipality. Tell us your address and we'll confirm the exact bylaw, required licenses, and whether STR or mid-term is the right fit.
Get a Free Property AssessmentThis summary is for informational purposes only and reflects rules as of April 2026. Bylaws change frequently. Always verify on the official municipal website before listing. Condo corporations, provincial HST rules, and federal tax law (including the 2024 federal rule denying deductions for non-compliant STRs) also apply.