Unionville is one of the most charming communities in the GTA, with its historic Main Street, GO train access, and proximity to Markham's tech corridor. Unfortunately, if you want to Airbnb your Unionville property, the city of Markham does not currently allow it as of right.
Markham's Comprehensive Zoning By-law 2024-19 (approved by the Ontario Land Tribunal September 19, 2024, deemed in force January 31, 2024) does not list short-term rental as a permitted land use in residential zones. That applies to all of Markham including Unionville. The workaround for investors is mid-term rentals of 28+ consecutive days, which sit outside the zoning restriction entirely.
Unionville Is Part of Markham
Unionville is a historic community within the City of Markham, not a separate municipality. It was absorbed into Markham during the 1971 regional restructuring along with Buttonville, Thornhill (east of Yonge), and several other communities. Every Markham STR policy applies to Unionville.
Practical implications:
- Markham's STR prohibition applies across Unionville including Main Street Unionville, South Unionville, Cathedraltown, and surrounding subdivisions
- Enforcement is handled by Markham Bylaw Enforcement Services
- Any future change to Markham's approach automatically applies to Unionville
The Zoning Restriction
Markham's approach to STRs is zoning-based rather than license-based. Comprehensive Zoning By-law 2024-19 simply does not list short-term rental as a permitted land use category in residential zones. Without a listed permission, the use is prohibited.
STRs Are Not Permitted As Of Right in Unionville
Under Markham Comprehensive Zoning By-law 2024-19, you cannot legally operate an Airbnb, VRBO, or Booking.com listing for stays under 28 days at a Unionville residential property unless you obtain a site-specific zoning bylaw amendment or minor variance approved by Markham Council or the Committee of Adjustment.
STR Definition in Markham
Markham uses 28 consecutive days as the threshold. Anything under 28 days falls within the STR prohibition. Anything 28+ days is a standard rental subject to the Residential Tenancies Act and provincial landlord-tenant rules.
Exception Pathways (Slow and Uncertain)
If you want to legally operate an STR on a Unionville residential property, your options are:
Site-Specific Zoning Bylaw Amendment
- Formal application to amend zoning for your specific parcel
- Requires planning justification report, public notice, committee hearings, council approval
- Timeline: 6-18 months
- Cost: several thousand dollars in application fees plus planning consultant fees
- Outcome: uncertain. Council regularly refuses residential-to-STR amendments
Minor Variance
- Application to Committee of Adjustment for relief from zoning rules
- Appropriate for smaller deviations; STR approval via minor variance is rare
- Timeline: 3-6 months
- Easier to obtain variances for specific short-term accommodation like B&B use if the property fits that historical pattern
Neither pathway is a practical option for most Unionville investors. The time, cost, and uncertainty make it more efficient to pivot to mid-term rentals.
Enforcement Reality
Markham Bylaw Enforcement Services actively monitors Airbnb, VRBO, and Booking.com for Markham listings under 28 days. Typical enforcement progression:
- Warning letter via registered mail to the property owner
- Cease-and-desist order requiring immediate removal of listings
- Daily fines for continued operation (set by the City's administrative penalty system)
- Coordination with booking platforms to remove listings
- Ontario Land Tribunal injunction applications for persistent violators
The City has publicly stated that STR enforcement is a priority under CZBL 2024-19. Neighbour complaints are investigated and platform-based monitoring runs continuously.
Mid-Term Rental Strategy (30+ Days)
Mid-term rentals of 28+ consecutive nights fall outside Markham's STR zoning prohibition and are fully compliant. This is the default strategy for Unionville investors and non-principal-residence property owners.
Why Mid-Term Works in Unionville
Unionville has exceptional mid-term demand, driven by its location inside the Markham tech corridor:
- IBM Canada HQ (Markham): relocating tech staff and international hires on 3-6 month engagements
- Honda Canada HQ (Markham): automotive engineers, Japanese expats on 6-12 month assignments
- AMD, Motorola, Broadcom, Allstate: contract engineers and project teams
- Markham Stouffville Hospital: travel nurses, locum physicians, visiting specialists on 13-week contracts
- York University Markham Campus: faculty and graduate students once fully operational
- Corporate relocations: families moving to Markham from other provinces or abroad
- Chinese family visits: Unionville has one of the GTA's most established Chinese communities, bringing extended family visits of 1-3 months
Typical Unionville mid-term rates: 3-bedroom detached $4,500-$6,500/month furnished. 2-bedroom condo near Main Street $3,400-$4,500/month. Single turnover per month means significantly less cleaning, messaging, and operational overhead than STR.
Why Unionville Works for Mid-Term
Main Street Charm
Unionville's Main Street is one of the most picturesque historic streetscapes in the GTA. Cafes, boutiques, Varley Art Gallery, and year-round community events make it a destination even for longer-stay guests. Corporate relocations to Markham frequently request Unionville as a preferred landing area.
Transit Access
Unionville GO station on the Stouffville line runs direct to Union Station. Kennedy subway station is a short drive or bus ride. Highway 407 runs through the south end of Markham. Good access for professional tenants who still need downtown or airport connectivity.
Tech Corridor Proximity
IBM, AMD, Motorola, Honda, and Allstate are all within 5-10 minutes of Unionville. Mid-term tenants on 3-12 month corporate engagements want to be near their work without the density of downtown Toronto.
Schools and Family Amenities
York Region District School Board and York Catholic board schools in Unionville are consistently ranked among Ontario's top public schools. Families on temporary relocations prefer Unionville for this reason, which supports sustained mid-term demand.
Compliance Checklist
- Do not list your Unionville property for rentals under 28 days
- If you are currently operating an STR, pause and transition to mid-term
- For mid-term rentals, use a written 30+ day lease agreement with furnished-rental terms
- Collect first and last month rent and any required deposits per the Residential Tenancies Act
- Maintain smoke and CO detectors and comply with Ontario Fire Code
- If you want to pursue the exception pathway, contact Markham Planning Services at 905-475-4861 or planning@markham.ca
- Check condo rules if applicable (many Markham condos prohibit both STR and mid-term)
Official Resources
Official Links
Frequently Asked Questions
Does Unionville allow Airbnb?
Not as of right. Unionville is a historic community within the City of Markham, and Markham does not permit short-term rentals under its current Comprehensive Zoning By-law 2024-19 (approved by the Ontario Land Tribunal September 19, 2024, deemed in force January 31, 2024). STR is not listed as a permitted use in Unionville's residential zones.
Can I get an exception to Airbnb my Unionville property?
Possibly, but the pathway is slow and uncertain. Markham permits STR only via site-specific zoning bylaw amendment or minor variance. Site-specific amendments take 6-18 months and require planning justification, public notice, committee hearings, and council approval. Minor variances go to the Committee of Adjustment and typically take 3-6 months. Neither is guaranteed and both involve significant application fees and planning consultant costs.
What happens if I Airbnb in Unionville anyway?
You are operating a land use not permitted under Markham's zoning bylaw. Markham Bylaw Enforcement Services actively monitors Airbnb, VRBO, and Booking.com for Markham listings under 28 days. Expected enforcement steps: warning letter, cease-and-desist order, daily fines for continued operation, and coordination with platforms to remove listings. Ontario Land Tribunal injunctions are also available to the City.
What is the legal alternative for Unionville investors?
Mid-term rentals of 28+ consecutive days fall outside Markham's STR zoning restriction. Unionville has strong mid-term demand driven by the surrounding Markham tech corridor (IBM, Honda Canada HQ, Motorola, AMD, Allstate), plus healthcare workers at Markham Stouffville Hospital, relocating families, and visiting academics at York University's Markham campus.
Why is Markham so different from Vaughan or Toronto on STR rules?
Markham took a zoning-first approach rather than a licensing approach. Instead of creating an STR licensing framework like Vaughan's By-Law 158-2019 or Toronto's Chapter 547, Markham simply declined to list STR as a permitted land use in residential zones under its 2024-19 Comprehensive Zoning By-law. The practical effect is a citywide STR prohibition without a separate bylaw to repeal. It was a deliberate council decision prioritizing housing stability.
Is Unionville a good mid-term rental market?
Yes, one of the best in York Region. Unionville's charming Main Street, access to GO Transit (Unionville station on the Stouffville line), proximity to the Markham tech corridor, and family-friendly neighbourhoods make it ideal for corporate relocations and extended family stays. Mid-term rates for a 3-bedroom detached in Unionville run $4,500-$6,500/month furnished. Lower turnover and simpler compliance than STR.
How long has STR been restricted in Markham/Unionville?
The current framework dates to January 31, 2024 when CZBL 2024-19 was deemed in force (after OLT approval in September 2024). Prior to that, Markham's 2017 zoning framework was ambiguous on STR. The 2024 comprehensive update explicitly did not list STR as a permitted use, which tightened the position. There is no grandfather clause for existing STR operations.
Can I rent rooms in my Unionville home to students or long-term tenants?
Yes. Markham's restriction is specifically on short-term rentals under 28 days. Standard residential tenancies (30+ days) are allowed under the Residential Tenancies Act and are unaffected by the STR zoning provisions. Renting a basement apartment or room to a student or long-term tenant is fine.
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 the City of Markham before making hosting decisions.
Want to Earn Rental Income from Your Unionville Property?
We run mid-term rental programs across Markham including Unionville. Since STRs are not permitted, our mid-term rental service gives you compliant 30+ day bookings with executive-grade tenants, lower turnover, and steady monthly cash flow. Contact us for a property-specific quote.
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