Richmond Hill has no short term rental licensing by-law. No licence, no registration number, no night cap, no Municipal Accommodation Tax. On the licensing side it is one of the most open cities in the Greater Toronto Area.
The zoning side is different, and the City has said so in its own words: "the City's Official Plan and zoning by-laws do not specifically address short-term rental accommodations." Under Ontario's permissive zoning that is not a green light, it is an open question, and the City's 2021 technical study recommends permitting the use in residential zones, which is a recommendation you only need if the use is not permitted now. This guide covers both halves.
Current Rules: Where Richmond Hill Stands Today
The short version, so you can decide in 30 seconds whether your property qualifies:
That covers licensing. On zoning, the City's own page puts it plainly: "the City's Official Plan and zoning by-laws do not specifically address short-term rental accommodations." Ontario zoning by-laws are permissive: a use is allowed only where the by-law lists it as a permitted use in that zone, so a use that appears nowhere is not permitted unless the municipality reads it into another category. Whether Richmond Hill reads short term rental into the residential dwelling use is a question only the City can answer, and it should be asked in writing for your specific address before you list.
No License or Registration Required
Unlike Toronto, Mississauga, Vaughan, Oshawa, and most other GTA cities that have introduced STR licensing, Richmond Hill has not enacted any licensing requirement for short-term rental operators.
This means:
- No application to file with the city
- No fees to pay for a permit or license
- No registration number to display on your listing
- No annual renewal process
You can list your property on Airbnb, VRBO, or any platform without any municipal approval process.
No Principal Residence Rule in Licensing, and an Open Zoning Question
Most GTA cities with STR regulations write a principal residence requirement into their licensing by-law. Richmond Hill has no licensing by-law, so there is no such rule in one. That is the fact behind Richmond Hill's reputation as investor friendly.
Where it stops is zoning. The City has said its Official Plan and zoning by-laws do not specifically address short term rental accommodations. Its 2021 technical study then recommended that STAs "be permitted in all zones that permit residential uses," which is a recommendation the City would not need if the use were already permitted. Read together, those two statements say the use is currently unaddressed rather than allowed.
We can tell you what the City has said and how permissive zoning works. We cannot tell you how Richmond Hill applies its by-laws to a specific address, because only the City can. Enforcement is complaint driven, which is why this has not surfaced for most operators.
No Night Limit
Many GTA cities cap how many nights per year you can rent your entire home:
In Richmond Hill, you can rent your property 365 nights a year if you want. There is no cap on entire-home or partial-home rentals.
No Municipal Accommodation Tax
Richmond Hill does not charge MAT (Municipal Accommodation Tax) on short-term rentals. Here's how that compares to your neighbours:
On a $200/night booking, that's $8 to $17 per night that guests in other cities pay but Richmond Hill guests don't. This makes your listing slightly more competitive on price, or means more revenue in your pocket.
What Rules DO Apply
Just because there's no STR-specific bylaw doesn't mean it's a free-for-all. Richmond Hill's general municipal bylaws still apply to every property:
Noise Bylaws
Richmond Hill enforces noise restrictions. Excessive noise from guests, especially late at night, can result in complaints and fines. Make sure your house rules address quiet hours.
Property Standards
Your property must meet the city's property standards bylaw. This covers maintenance, cleanliness, structural safety, and general upkeep. A poorly maintained rental can trigger complaints and inspections.
Parking
Richmond Hill's zoning bylaws require specific parking provisions for residential properties. In most single-detached zones, that's two parking spaces per dwelling unit. Make sure your guests have adequate parking so they don't spill onto the street or block neighbours.
Fire Code and Building Code
Your property must comply with Ontario's Fire Protection and Prevention Act and the Building Code. Smoke detectors, carbon monoxide detectors, and proper egress from bedrooms are all required. This applies to every dwelling, not just STRs.
Condo Rules
If your property is in a condominium, the condo corporation's declaration and rules may restrict or prohibit short-term rentals, even though the city doesn't. Always check your condo docs before listing.
Condo Corporations Can Override City Rules
Even in an unregulated city like Richmond Hill, your condo board can prohibit short-term rentals in their declaration. Many newer condos in Richmond Hill have STR restrictions. Check your declaration of co-ownership and any condo rules before listing. A $200 fine from your condo corporation is not worth it.
Richmond Hill vs Neighbouring Cities
Here's how Richmond Hill stacks up against every neighbouring municipality:
In York Region, only Richmond Hill and King Township remain unregulated. Markham has effectively banned STRs. Vaughan, Newmarket, and Aurora all require licensing. Richmond Hill is the largest York Region city with no licensing by-law, and the one where the zoning question is still open.
Is Regulation Coming?
Almost certainly. The question is when, not if.
Here's the timeline so far:
- 2020: City received resident complaints about noise, parking, and property standards from STR properties
- October 2020: City launched a public survey on whether STRs should be regulated (262 respondents)
- June 2021: Stakeholder consultations with Airbnb and Booking.com
- November 2021: City commissioned a 42-page technical study with recommendations for regulation
- 2022 to present: The study's recommendations have not yet been enacted into law
The public survey results were mixed: 56% of respondents said STRs should not be permitted in Richmond Hill, while 44% believed they should be. The top concerns were "party houses" where owners aren't present, property maintenance, traffic, loss of long-term rental housing, garbage, and parking.
What the City's Technical Study Recommends
The November 2021 technical study laid out a clear framework that Richmond Hill would likely adopt if and when they regulate. Here's what the consultants recommended:
Proposed Definition
"Short-term accommodation means all or part of a dwelling unit that is used to provide sleeping accommodation for any rental period that is less than 30 consecutive days, is the principal residence of the short-term accommodation operator, and does not include a hotel, motel, or bed and breakfast establishment." Richmond Hill STR Technical Study, November 2021 (Recommended Definition)
Key Recommendations
- Principal residence requirement: STRs would only be permitted in the operator's principal residence
- Permitted in all residential zones: All housing types (detached, semi, townhouse, condo, secondary suites)
- Under 30 consecutive days: The threshold distinguishing STRs from long-term rentals
- Licensing to be considered later: The study recommended monitoring zoning controls first, then adding licensing if issues persist
- No MAT recommendation: The study did not recommend implementing MAT
Tax Obligations (Even Without City Regulations)
No municipal STR rules doesn't mean no taxes. Federal and provincial tax obligations still apply:
Key tax points:
- Airbnb collects HST automatically if you provide your HST registration number
- Below $30K/year: HST registration is optional, but you can still register voluntarily to claim input tax credits
- Expense deductions: Mortgage interest, insurance, cleaning, supplies, platform fees, and property management fees are all deductible against STR income
- CRA compliance is key: Since 2024, the federal government denies expense deductions on non-compliant STRs. Richmond Hill has no compliance requirement, so this rule doesn't affect you here. But keep proper records in case regulations are introduced.
Tips for Richmond Hill Hosts
- Get proper insurance. No city requirement doesn't mean you should skip it. Get $2M liability coverage that explicitly covers short-term rental activity. One guest injury without coverage could cost you everything.
- Check your condo declaration. If you're in a condo, the corporation's rules override the city's lack of regulation. Many Richmond Hill condos prohibit or restrict STRs.
- Be a good neighbour. Richmond Hill enforces on complaints, and complaints are also what pushes a city from studying a use to regulating it. Noise complaints, parking issues, and garbage problems from STR guests are exactly what triggers cities to crack down. Set clear house rules.
- Monitor city council. Subscribe to Richmond Hill's planning committee agendas at richmondhill.ca. When regulation comes, you want advance notice, not a surprise.
- Register for HST if you're earning over $30K. The CRA threshold is $30,000 in gross revenue across all your STR properties nationwide. Most active hosts hit this. Register proactively.
- Maintain your property. Property standards complaints can trigger city inspections regardless of STR bylaws. Keep your property in good condition and your guests will leave better reviews too.
- Have a backup plan. If the City confirms the use is not permitted at your address, or a principal residence rule passes, you need somewhere to land. Consider whether mid-term rentals (30+ days) could work as an alternative. Corporate relocations and students create steady demand in Richmond Hill.
- Document everything. Keep booking records, guest communications, and financial records for at least 6 years. If regulation is introduced with a licensing requirement, having clean records will make compliance easier.
Official Resources
Stay up to date with the city's latest developments:
City of Richmond Hill
Common Questions From Richmond Hill Hosts
Do I need a license to Airbnb in Richmond Hill?
No. As of 2026, Richmond Hill has no STR licensing requirement. You do not need a permit, license, or registration to operate a short-term rental. However, the city has been studying regulation since 2020, so this could change. General bylaws for noise, parking, and property standards still apply.
Can I Airbnb my investment property in Richmond Hill?
No licensing by-law says you cannot, which is where most guides stop. The City itself says its Official Plan and zoning by-laws do not specifically address short term rental accommodations, and its 2021 technical study recommends permitting the use in residential zones limited to the operator's principal residence, which has not been adopted. Ontario zoning is permissive, so a use that is not addressed is not permitted unless the City reads it into another category. Only the City can answer that for your address. Ask the Planning Division in writing before you buy. Stays of 28 days or longer sit outside the question.
Is there a night limit in Richmond Hill?
No. There is no cap on the number of nights per year you can rent your property. In contrast, Toronto and Oshawa cap entire-home rentals at 180 nights per year.
Do I need to pay Municipal Accommodation Tax (MAT)?
No. Richmond Hill does not currently collect MAT on short-term rentals. Nearby cities like Toronto (6%), Vaughan (4%), and Oshawa (5%) all charge MAT. This means higher net revenue per booking in Richmond Hill compared to regulated neighbours.
What insurance do I need for an Airbnb in Richmond Hill?
While there is no city-mandated insurance minimum, you should carry at least $2,000,000 in liability insurance that covers short-term rental activity. Standard homeowner's insurance typically excludes STR guests. Airbnb's Host Protection Insurance supplements but does not replace your own policy.
Will Richmond Hill regulate STRs in the future?
Likely yes. The city commissioned a 42-page technical study in 2021 recommending a principal residence requirement and zoning framework. The study has not been enacted into law yet, but it signals the direction regulation will likely take. If you're considering an investment property, be aware this could change.
Is Markham a better option than Richmond Hill for Airbnb?
Markham does not permit short term rental as of right in any zone, so it is the more clearly restricted of the two. Richmond Hill has no licensing by-law, but the City says its zoning does not address the use, so the honest comparison is between a municipality that has said no and one that has not yet said yes. Put the permitted use question to Richmond Hill in writing for your specific address rather than treating the absence of a licence as permission.
Do I need to collect HST on my Airbnb income?
If your total STR revenue exceeds $30,000 per year across all properties, you must register for HST (13%) and charge it on bookings. Below that threshold, HST registration is optional. Airbnb collects and remits HST automatically on platform bookings if you provide your HST number.
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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