If you're reading this, you probably own property in Markham and want to know if you can list it on Airbnb. The short answer: no, not for stays under 30 days.
But that's not the end of the story. Markham's restriction on short-term rentals actually opens the door to a different (and often more profitable) strategy: furnished mid-term rentals. With IBM, AMD, Qualcomm, and dozens of tech companies in the area, there's serious demand for 30 to 90 day stays. Let's break down what the rules actually say, what your alternatives are, and where nearby you can Airbnb if you want to.
The Short Answer
Here's the quick summary for Markham property owners:
This is different from cities that simply haven't gotten around to regulating STRs yet. Markham has looked at the situation and decided: no. Whether you own your home or an investment condo, Airbnb stays under 30 days are off the table.
What the Rules Actually Say
Markham's Comprehensive Zoning By-law 2024-19 (approved by the Ontario Land Tribunal on September 19, 2024, deemed in force January 31, 2024) does not permit Short Term Accommodations "as of right" in any zone. The use may only be considered on a site-specific basis through a zoning by-law amendment or minor variance application, which requires Council approval and is not guaranteed. Unlike cities such as Toronto, Mississauga, or Vaughan, which created licensing frameworks to allow STRs under certain conditions, Markham chose not to create any standard pathway for legal short-term rental operations.
What this means in practice:
- No license to apply for. You can't get a permit because there is no permit category for STRs.
- No registration system. There's no municipal registry for short-term rental operators.
- Zoning enforcement. If a complaint is filed, the city can enforce the zoning bylaw and require you to stop operating.
- Platforms may still list you. Airbnb doesn't automatically block listings in Markham, but operating would put you at risk of municipal enforcement.
Operating Without Permission Is Risky
Some Markham hosts list properties on Airbnb despite the restriction. If a neighbour complains or the city runs an audit, you could face fines, forced removal of your listing, and potential legal action. The risk is real, and it's not worth it when mid-term rentals offer a legal and often more profitable alternative.
Why Markham Restricts Short-Term Rentals
Markham's decision wasn't random. The city has been one of the fastest-growing municipalities in Canada, and the rental housing market is extremely tight. Here's the reasoning:
- Housing supply. Markham's population has grown significantly over the past decade. Every unit converted from long-term rental to Airbnb is one less home available for residents. Council has prioritized keeping housing stock for people who actually live and work in the city.
- Neighbourhood character. The city's established neighbourhoods (Unionville, Markham Village, Cornell) are predominantly residential. Rotating short-term guests can change the feel of a quiet street, and council heard that feedback from residents.
- Enforcement simplicity. Rather than building a licensing and enforcement framework (which costs staff and money), Markham took the simpler approach: just don't allow it. No need for inspectors, registries, or compliance monitoring.
You can agree or disagree with the reasoning. But for now, it's the reality on the ground.
The Mid-Term Rental Alternative
Here's the good news: rentals of 30 days or longer are not classified as short-term rentals and are not subject to Markham's STR restriction. This is where the real opportunity lives.
A furnished mid-term rental in Markham can earn significantly more than a traditional 12 month lease. Think about it this way:
That's a 40% to 80% premium for furnishing your unit and renting to monthly guests instead of annual tenants. And because your tenants stay 30 to 90 days (sometimes longer), you're not dealing with the daily turnover, cleaning, and guest management that comes with nightly Airbnb.
Who Rents Mid-Term in Markham?
Markham has a uniquely strong tenant pool for mid-term rentals:
- Tech workers on contract. IBM Canada's head office is in Markham. AMD, Qualcomm, Huawei, Lenovo, and dozens of other tech companies bring in contract workers for 3 to 6 month projects. These folks need furnished housing close to the office.
- Corporate relocations. Families transferring to the GTA often land in Markham first, especially those with connections to the Chinese, South Asian, or Korean communities. They need a furnished place for 1 to 3 months while they search for a permanent home.
- New immigrants. Markham is one of the most popular landing spots for newcomers to Canada. Furnished monthly rentals give families a stable base while they get settled, find jobs, and explore neighbourhoods.
- Medical patients and families. Markham Stouffville Hospital and proximity to Sunnybrook create demand from patients and their families who need nearby accommodation for treatment periods.
- Insurance displacement. When a Markham home has fire, flood, or other damage, the insurance company pays for temporary housing. These placements typically run 2 to 6 months and are very reliable payers.
Nearby Cities Where You CAN Airbnb
If you're set on running a traditional nightly Airbnb, several cities bordering Markham have more permissive rules:
Richmond Hill is the standout. It shares a border with Markham, has comparable property values, and currently has zero STR-specific regulations. No license, no principal residence requirement, no night limit, and no MAT. If you're looking to buy an investment property for Airbnb in the York Region area, Richmond Hill is worth a serious look. Read our complete Richmond Hill guide for the full breakdown.
Ajax and Pickering in Durham Region are also unregulated. They're further east but offer lower entry prices than central York Region. If you're an investor, these markets give you more flexibility without the regulatory overhead.
Thinking of getting started on Airbnb in one of these cities? Sign up through our link and get a free consultation on setting up your listing.
*This article contains a referral link. We may earn a small commission at no cost to you.
Corporate Housing Demand in Markham
Markham is one of the GTA's strongest markets for corporate housing, and that's directly relevant if you're pivoting to mid-term rentals. Here's why the demand is so consistent:
The Tech Corridor
Markham is sometimes called "Canada's High-Tech Capital" (the city literally trademarked that phrase). The numbers back it up:
- IBM Canada headquarters on Warden Avenue employs thousands
- AMD, Qualcomm, Huawei, and Lenovo all have significant Markham offices
- Over 1,500 tech companies operate in the city
- Markham Centre is being developed as a major mixed-use tech and residential hub
When these companies bring in consultants, project managers, or new hires from out of town (or out of country), those people need furnished housing for weeks or months. A well-furnished 2 bedroom condo near Highway 7 and Warden is gold for this tenant pool.
The Cultural Connection
Markham has one of the most diverse populations in Canada. Over 78% of residents identify as visible minorities, with large Chinese, South Asian, and Filipino communities. This creates unique mid-term demand:
- Families visiting from overseas for extended stays (1 to 3 months)
- Parents coming to help with newborns who need their own space nearby
- Students at nearby universities (York University, University of Toronto Scarborough) whose families want a Markham base
- Business owners from Asia exploring Canadian expansion, often staying 1 to 6 months
Key Neighbourhoods for Mid-Term Demand
- Markham Centre (Highway 7 and Warden): Highest condo density, closest to tech offices. Best for corporate tenants.
- Unionville: Charming Main Street, restaurants, and walkability. Great for families and longer stays.
- Cornell: Newer community with modern homes. Popular with relocating families.
- Markham Village: Established area near downtown Markham. Good mix of townhomes and condos.
Tax Obligations for Mid-Term Rentals
Even though mid-term rentals aren't subject to Markham's STR ban, you still have tax obligations:
Important details:
- HST exemption for residential rentals: If your tenant stays 30+ days and uses the unit as their residence (not a vacation), HST does not apply. This is a big advantage over short-term rentals, where HST kicks in at $30K/year revenue.
- Income tax deductions: You can deduct mortgage interest, property tax, condo fees, insurance, furnishing costs (depreciated), cleaning between tenants, platform fees, and property management fees against your rental income.
- CRA 2024 rule: The federal government now denies deductions on non-compliant STRs. Since you're operating a legal mid-term rental, this rule doesn't affect you. Another reason to stay on the right side of the rules.
Tips for Markham Property Owners
- Furnish your unit properly. Mid-term tenants expect a fully equipped home: bed linens, kitchenware, WiFi, a desk for remote work, and laundry access. Think "move in with a suitcase." The better your furnishing, the higher your nightly rate.
- List on Airbnb with a 30-night minimum. This is legal in Markham. Airbnb's platform gives you access to a massive pool of monthly renters. Combine it with Furnished Finder and direct outreach to local companies for maximum occupancy.
- Target corporate accounts. Reach out directly to IBM, AMD, and other Markham tech companies' HR and relocation departments. Many have budgets for temporary housing and prefer working with reliable local providers.
- Get proper insurance. Standard homeowner's insurance may not cover furnished rental activity, even for mid-term stays. Talk to your insurer about a landlord policy that covers furnished rentals. $2M liability coverage is the industry standard.
- Check your condo rules. Condo declarations may impose minimum lease terms, restrict furnished rentals, or require board approval. Read your declaration carefully. Some Markham condos require 6 or 12 month minimum leases, which would rule out mid-term stays.
- Price competitively. Mid-term rates in Markham for a furnished 2 bedroom condo typically run $3,500 to $5,000/month. Research comparable listings on Airbnb (filter for monthly stays) and Furnished Finder to set your price.
- Screen tenants carefully. Mid-term guests stay longer than Airbnb overnighters, so compatibility matters more. Verify employment, ask about the purpose of their stay, and trust your instincts. A bad 90 day tenant is much worse than a bad 2 night guest.
- Consider professional management. If managing a furnished rental sounds like too much work, mid-term rental management companies (like us) handle everything from tenant screening to cleaning coordination. You collect monthly income without the daily operations.
Official Resources
Stay informed about Markham's position on rentals:
City of Markham
- City of Markham Official Website
- Markham Zoning Bylaws
- Contact Markham Planning Department
- City Contact: 905-477-5530 or markham.ca
Provincial and Federal Resources
Frequently Asked Questions
Can I Airbnb my property in Markham?
Not for stays under 30 days. Markham generally does not permit short-term rentals under 30 consecutive days unless very strict criteria are met. This is not a grey area or a lack of regulation. The city has actively restricted STRs. Rentals of 30 days or longer (mid-term rentals) are permitted and not subject to STR restrictions.
Why does Markham not allow short-term rentals?
Markham has taken a housing-first approach, prioritizing long-term housing supply over tourism accommodation. With the city's rapid population growth and tight rental market, council decided that preserving residential units for permanent residents was more important than allowing Airbnb-style rentals. This aligns with the approach taken by nearby Halton Hills and Scugog, which also prohibit STRs.
What is the mid-term rental alternative in Markham?
Rentals of 30 days or longer are not classified as short-term rentals and are not subject to the STR prohibition. Many Markham property owners earn strong income through furnished monthly rentals targeting corporate relocations, contract workers at local tech companies, families between homes, and newcomers settling in Canada. Markham's tech sector and diverse community create consistent demand for 1 to 6 month stays.
Can I Airbnb an investment property in Markham?
No. Since STRs under 30 days are generally not permitted in Markham regardless of property type, this applies to both your primary home and any investment properties. For investment properties, mid-term rentals (30+ days) or traditional long-term leases are your options. Neighbouring Richmond Hill allows investment property Airbnbs with no restrictions.
Which cities near Markham allow Airbnb?
Richmond Hill (immediately west) has no STR regulations at all, meaning no license, no night limit, no principal residence requirement, and no MAT. Ajax (south in Durham Region) is also unregulated. Pickering has no STR bylaws either. If you own property in any of these cities, you can operate a short-term rental without municipal restrictions.
Do Markham condo rules affect rentals?
Yes. Even for mid-term rentals (30+ days), your condo corporation's declaration and rules may impose minimum lease terms (often 6 or 12 months), restrict furnished rentals, or require board approval for tenants. Always check your condo's governing documents before listing any rental, whether short-term or mid-term.
Do I need to collect HST on mid-term rentals in Markham?
Rentals of 30 days or longer are generally exempt from HST if the tenant uses the unit as their primary place of residence during the stay. However, if you provide hotel-like services (daily housekeeping, meals, etc.) or the rental is under 30 days, HST applies. If your total taxable accommodation revenue exceeds $30,000 per year, you must register for HST.
Will Markham ever allow short-term rentals?
It is possible but unlikely in the near future. Markham has not signaled any intention to reverse its position on STRs. The city continues to prioritize housing supply and affordability. If the political environment changes or if Ontario introduces provincial STR legislation that overrides municipal bans, the situation could shift. For now, plan around mid-term rentals as your primary strategy.
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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