Oshawa is one of the few Durham Region cities with comprehensive STR regulations. If you're looking to Airbnb your home in Oshawa, you'll need to understand the licensing requirements, principal residence rules, and the 180-night annual limit.
Here's everything you need to know about Oshawa's STR licensing bylaw and how to operate compliantly in 2026.
Oshawa STR Overview
Oshawa's short-term rental regulations are governed by Schedule "Q" of Licensing By-law 122-2024 (as amended by By-law 102-2025). The city defines a short-term rental as:
"All or part of a dwelling unit that is used to provide temporary accommodation through an S.T.R. Company." City of Oshawa Licensing By-law 122-2024, Schedule Q (as amended by 102-2025)
Oshawa uses 28 days as the threshold, consistent with most GTA municipalities. Any rental under 28 consecutive days is considered a short-term rental and requires licensing.
Principal Residence Requirement
This is the key restriction. Oshawa requires your STR to be your principal residence. You cannot operate a short-term rental from an investment property, second home, or any property where you don't actually live.
Investment Properties Not Allowed
Unlike investor-friendly cities like Kingston or Sault Ste. Marie, Oshawa follows the same principal residence model as Toronto, Mississauga, and most GTA municipalities. If you own investment property in Oshawa, consider mid-term rentals (30+ days) which are exempt from STR rules.
What Counts as Principal Residence?
Your principal residence is where you normally live, receive mail, file taxes from, and consider your permanent home. The city can verify this through:
- Property tax records
- Driver's license address
- Utility bills
- Tax filings
- Other government documentation
You cannot simply claim a property is your principal residence. The city has the authority to investigate and can revoke your license if they determine you've misrepresented residency.
License Requirements
You must obtain a valid STR license before advertising or operating any short-term rental in Oshawa. Here's what you need:
License Fees
Application Requirements
- Floor plan showing exits, windows, rooms, and common areas (hand-drawn is acceptable)
- Proof of insurance with minimum $2,000,000 liability coverage that explicitly identifies STR use
- Local contact information for someone available 24/7 who can respond within one hour
- Declaration attesting compliance with zoning, safety requirements, and property owner consent
- Condo board approval if applicable (must confirm STR use is permitted)
Insurance Requirements
Your insurance policy must meet specific criteria:
- Minimum $2,000,000 liability coverage per occurrence
- Policy must explicitly identify STR use
- You must provide 15 days written notice to the city if insurance is cancelled
- Standard homeowner's insurance typically doesn't cover STR activity
Night Limits
Oshawa imposes two restrictions on how you can rent:
The 180-night annual limit matches Toronto's regulations. Once you hit 180 nights in a calendar year, you cannot accept additional short-term bookings until the next year.
Tracking Your Nights
Keep accurate records of every booking. Most platforms provide annual summaries, but maintain your own spreadsheet as backup. The city can request these records at any time.
Room Rental Rules
If you want to rent individual rooms while remaining in your home, Oshawa has specific restrictions:
- Maximum 2 rooms can be rented at a time
- Maximum 2 occupants per room
- Cannot operate both whole-home and room rentals simultaneously
- No other rental use permitted in the same dwelling unit
Room rentals still count toward your 180-night annual limit. Each night a room is rented is one night of your allocation.
Safety Requirements
Your STR must meet specific safety standards:
Mandatory Safety Equipment
- Working smoke alarms on each level of the dwelling
- Carbon monoxide detectors on all sleeping levels
- Posted emergency instructions clearly visible to guests
- Visitor's Code provided to all renters before or at check-in
Visitor's Code
You must provide every guest with a Visitor's Code that outlines:
- Property rules and expectations
- Emergency contact information
- Relevant city bylaws (noise, parking, garbage)
- Check-out procedures
Keep confirmation that each renter received the Visitor's Code for your records.
Municipal Accommodation Tax (MAT)
Oshawa implemented a 5% Municipal Accommodation Tax effective October 1, 2024. This applies to all transient accommodations including short-term rentals.
MAT Requirements
- Collect 5% of the purchase price from guests
- Remit quarterly to the City Treasurer
- Display as separate line item on receipts/invoices as "Municipal Accommodation Tax"
- Keep records for 7 years
"A Provider identified as a bed and breakfast or short-term rental shall remit the amount of the M.A.T. collected for the previous three months and submit the quarterly statements on or before the last day every calendar quarter end." City of Oshawa By-law 93-2020, Section 9.2
Staying Compliant
Oshawa takes enforcement seriously. Here's how to stay on the right side of the bylaw:
Record Keeping (6 Years)
You must keep detailed records for at least 6 years:
- Rental dates and number of nights
- Whether whole-home or room rental
- Confirmation renters received Visitor's Code
- MAT collected (keep 7 years for MAT records)
Advertising Requirements
- Display your valid license number on all listings and advertisements
- Cannot advertise an STR without a valid license
- Keep listings accurate and up-to-date
Local Contact
Your designated Local Contact must:
- Be available 24/7
- Respond within one hour by phone or email
- Be able to attend the property if needed
- Have authority to resolve issues
Penalties for Non-Compliance
Oshawa enforces STR regulations with escalating penalties:
Penalty Structure
- Operating without license: Up to $500
- Other bylaw violations: Up to $250
- Provincial Offences Act: $500 to $100,000
- MAT non-compliance: 1.25% penalty on first day of default, plus 1.25% monthly interest
- Unpaid amounts: Can be added to your property tax bill
The city can also revoke or suspend your license for non-compliance. Corporate officers and directors can be held personally liable for violations.
Official City of Oshawa Resources
Always verify current requirements with official sources:
Official Links
Contact
- Service Oshawa: 905-436-3311
- Toll Free: 1-800-667-4292
- Email: service@oshawa.ca
- Address: 50 Centre St. S., Oshawa, ON L1H 3Z7
Bylaws can change. The information here reflects Licensing By-law 122-2024 and MAT By-law 93-2020 as amended through 2024, but always check the city's website for the most current version.
Frequently Asked Questions
Can I Airbnb my investment property in Oshawa?
No. Oshawa requires your STR to be your principal residence. Investment properties cannot be used for short-term rentals under 28 days. If you own a non-principal residence property, consider mid-term rentals (30+ days) which are exempt from STR regulations.
How many nights can I rent my Oshawa Airbnb?
Maximum 180 days per calendar year, with each booking limited to 28 consecutive days or less. This is the same limit as Toronto. Track your nights carefully as the city requires records.
How much is the Oshawa STR license?
$150 total: $100 license fee plus $50 application fee. You'll also need to pass a property inspection before the license is issued. Licenses need to be renewed annually.
What insurance do I need for Oshawa Airbnb?
Minimum $2,000,000 liability coverage per occurrence. The policy must explicitly identify STR use. You must provide 15 days written notice to the city if your insurance is cancelled.
Can I rent individual rooms in Oshawa?
Yes, but with restrictions. Maximum 2 rooms can be rented, with a maximum of 2 occupants per room. You cannot operate both whole-home rentals and room rentals in the same dwelling unit simultaneously.
Do I need a local contact for my Oshawa STR?
Yes. You must designate a Local Contact available 24/7 who can respond to issues within one hour by phone or email. This can be you, a property manager, or a trusted contact.
What is the Oshawa MAT tax rate?
5% Municipal Accommodation Tax on all bookings under 30 days. This took effect October 1, 2024. STR operators must remit MAT quarterly.
What records do I need to keep for Oshawa STR?
Keep records for 6 years minimum: rental dates, number of nights, whether whole-home or room rental, and confirmation that renters received the Visitor's Code. Bylaw 122-2024 Schedule Q specifies 6 years.
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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