Verify With the City
Kingston's STR regulations have been updated multiple times since 2021. Some details in this guide may have changed. We strongly recommend contacting the City of Kingston directly at 613-546-4291 or visiting cityofkingston.ca to confirm current requirements before listing your property.
Kingston is one of the more investor-friendly cities in Ontario for Airbnb. Bylaw 2021-10 (amended by Bylaw 2022-109 and subsequent updates through September 2024) does NOT require your STR to be your principal residence, which means investment properties can be used for short-term rentals.
The key restriction: Section 5.2 caps you at two STR licences per operator, and this cap extends to officers or directors of corporations that hold a licence, so you can't get around it through corporate structures.
Kingston STR Overview
Kingston's short-term rental licensing bylaw took effect June 1, 2021, with significant updates in 2022, 2023, and most recently September 2024. The city defines a short-term rental as:
"Short-term Rental means all or part of a Dwelling Unit used to provide sleeping accommodations for a period equal to or less than thirty (30) consecutive days in exchange for payment." Kingston Bylaw 2021-10, Part 1 Definitions
Note that Kingston uses 30 days as the threshold, compared to Toronto's 28 days. This is a minor difference but worth knowing if you're pricing extended stays.
No Principal Residence Requirement
This is the big one. Kingston does not require your STR to be your principal residence. This makes it one of the few Ontario cities where you can legally Airbnb an investment property.
What This Means for Investors
- You can STR a property you don't live in
- You can hold up to 2 STR licenses as an individual
- Corporate officers and directors can each hold licenses too
- No need to claim the property as your home
- Ideal for out-of-town investors looking at the Kingston market
Compare this to Toronto, Mississauga, Brampton, Ottawa, and most other Ontario cities where principal residence is mandatory. Kingston stands out as genuinely investor-friendly, similar to Sault Ste. Marie.
The 2-License Limit
There is one restriction: you can't hold more than 2 licenses.
"An Operator shall not hold more than two (2) Licences and shall not operate or permit the operation of more than two (2) Short-term Rentals at any time, either individually as a natural person or as an officer or director of a corporation that holds a Licence." Kingston Bylaw 2021-10, Section 5.2
If you had licenses before July 2022 (when this limit was introduced), you can keep them as long as you renew without lapse. But new operators are capped at 2 properties.
License Requirements
You must have a valid license before marketing or operating any STR in Kingston. Here's what you need:
To Get Licensed
- Complete application in the form prescribed by the Director
- Pay the license fee (check Kingston's Fees and Charges Bylaw for current rates)
- Property compliance with zoning, building code, and fire code
- No outstanding debts to the city (fines, property taxes, MAT)
- No active orders from Building, Fire, Health Unit, or Environment Ministry
License Display Requirements
Once licensed, you must:
- Post the physical license in a prominent place near the entry
- Include your license number in all listings and marketing materials
- Provide the city with links to your online listings
- Display emergency contact info for guests prominently in the rental
Occupancy Limits
Kingston has clear occupancy rules to prevent party houses and overcrowding:
"No Operator shall permit more than two (2) occupants in each bedroom within a Short-term Rental...and no Operator shall permit more than ten (10) occupants rented under a single booking." Kingston Bylaw 2021-10, Section 7.2
For room rentals specifically: if you're renting rooms individually (like a hostel model), you're capped at 3 rooms with a maximum of 4 guests in aggregate. This prevents operators from cramming guests into every available space.
Municipal Accommodation Tax (MAT)
Kingston has a Municipal Accommodation Tax that applies to short-term rentals. Under Bylaw 2018-95, operators must:
- Collect MAT from guests on all bookings under 30 days
- Remit the tax to the city as required
- Keep records of all MAT collected for 3 years
Verify Platform Collection
Some platforms like Airbnb may collect and remit MAT automatically, but confirm this with the City of Kingston. If you take direct bookings or use platforms that don't collect automatically, you're responsible for collecting and remitting the tax yourself.
Staying Compliant
Kingston takes enforcement seriously. Here's how to stay on the right side of the bylaw:
Record Keeping (3 Years)
You must keep detailed records for at least 3 years after each transaction:
- Number of nights rented
- Nightly and total price charged
- Total MAT collected
- Whether it was entire-unit or partial-unit
- Any other information the Director requests
The city can request these records, and you have 30 days to produce them. Set up a system from day one. A spreadsheet works, or use your platform's transaction history.
Notify the City of Changes
If anything changes from your original application, you must notify the city within 14 days and provide updated documentation. This includes contact info, property details, or ownership changes.
Parking Compliance
Your STR must comply with parking requirements in Kingston's Zoning Bylaw and Parking Bylaw 2010-128. Make sure you have adequate parking for guests and include parking instructions in your listing.
Penalties for Non-Compliance
Kingston uses both administrative penalties and provincial offences for enforcement:
Penalty Structure
- Administrative penalties per the city's Administrative Penalty Process Bylaw
- Provincial offences with fines of $500 to $10,000 per day
- Continuing offences mean each day of violation is a separate offence
- Director/officer liability for corporate operators
- Cost recovery for city enforcement actions added to your tax bill
The city can also revoke or suspend your license, and unpaid fines can be added to your property tax roll. Don't risk it.
Bed and Breakfast Rules
B&Bs fall under the same licensing bylaw but have specific requirements:
"Bed and Breakfast means an operator-occupied detached dwelling offering short-term lodging for compensation to the travelling and vacationing public, which guest rooms or suites may include a private bath, but do not include cooking facilities." Kingston Bylaw 2021-10, Part 1 Definitions
B&B Requirements
- Must be owner-occupied (you live there)
- Detached dwelling only
- No cooking facilities in guest rooms
- Private bath is allowed
- Cannot operate alongside a regular STR in the same unit
If you're running a traditional B&B with breakfast service and you live on-site, this is your category. You still need the STR license.
Official City of Kingston Resources
Always verify current requirements with official sources:
Bylaws can change. The information here reflects Bylaw 2021-10 as amended through September 2024, but always check the city's website for the most current version.
Frequently Asked Questions
Can I Airbnb my investment property in Kingston?
Based on Kingston's Bylaw 2021-10, there does not appear to be a principal residence requirement, which would allow investment properties. The bylaw limits operators to 2 STR licenses. However, Kingston has updated its regulations multiple times, so verify current rules directly with the city before listing.
Is there a night limit for Airbnb in Kingston?
Based on the bylaw, there does not appear to be an annual night limit. Kingston defines an STR as 30 days or less per booking, but the bylaw doesn't specify a cap on total nights per year. Confirm with the city, as regulations may have been updated since our last review.
How much is the Kingston STR license?
License fees are set in Kingston's Fees and Charges Bylaw. Check the city website for current rates. The license needs to be renewed annually, and all fees are non-refundable even if your application is denied.
What's the occupancy limit for Kingston Airbnb?
Maximum 2 occupants per bedroom, and no more than 10 guests total per booking. If you're renting individual rooms while home, max 3 rooms with 4 guests total in aggregate. Children under 2 don't count toward the limit.
Do I need to display my license number?
Yes, three ways: post the physical license near your entry, include the license number in all marketing materials and listings, and provide the city with links to your listings. The city actively checks compliance.
What records do I need to keep?
Keep records for 3 years minimum: nights rented, prices charged, MAT collected, whether it was entire-unit or partial-unit. The city can request these records and you have 30 days to produce them.
Does Kingston have a Municipal Accommodation Tax?
Yes, Kingston has MAT under Bylaw 2018-95. You must collect and remit the tax. Unlike some cities where platforms handle this automatically, verify with the city whether Airbnb collects on your behalf or if you need to handle it yourself.
Can I operate a Bed and Breakfast in Kingston?
Yes, B&Bs are included under the STR licensing bylaw. You need to be owner-occupied (living in the property), and guest rooms can have private baths but cannot have cooking facilities. B&Bs cannot operate alongside a regular STR in the same unit.
This article is for informational purposes only and does not constitute legal advice. Bylaw and regulation details change frequently. Always verify current rules directly with your local municipality before making hosting decisions.
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