Short-term Rentals

Short-term accommodations in Whitehorse generally fall into two categories: short-term rentals and bed and breakfasts. While both provide temporary accommodation, they are regulated differently under the Zoning Bylaw. 

Short-Term Rental

A short-term rental is a complete dwelling (e.g., a single detached house, living or garden suite, or apartment) that is rented to guests for short stays, typically less than 30 days. Guests have exclusive use of the entire unit, including living, washroom, sleeping, and cooking facilities. 

Bed and Breakfast

A bed and breakfast consists of one or more rooms in the operator’s primary residence that are rented to guests for short stays. The operator lives in the home and guests share some areas of the home with the operator. Providing breakfast is not required for a use to be considered a bed and breakfast under the Zoning Bylaw. 

All short-term rental and bed and breakfast operators must obtain a one-time Development Permit and a Business License, which must be renewed annually.

Note: Short-Term Rental operators will have until April 1, 2027, to come into compliance with the new regulations.

Whether a short-term rental or bed and breakfast is permitted depends on the zoning of the property. Zoning regulates what uses are allowed on a property. You can find your property’s zone using the City’s online map or by using the maps in Schedule A of the Zoning Bylaw. Residential zones begin with “R” and commercial zones begin with “C.”  

Short-Term Rentals in Residential Zones and the Other-Agriculture (OAG) Zone 

Until October 1, 2027:
An operator may have one short-term rental on a property where they do not live. On a property where the operator lives, they may have up to three short-term rentals. 

After October 1, 2027:
New short-term rentals will only be allowed on properties where the operator lives. 

A short-term rental that was lawfully established before October 1, 2027, on a property where the operator does not live may continue as a non-conforming use. If the short-term rental use is discontinued for 12 months, the non-conforming status is lost and the short-term rental cannot be re-established.  

On a property where the operator lives, up to three short-term rentals are still allowed. 

Short-Term Rentals in Commercial Zones

In commercial zones, the operator is not required to live on the same property as the short-term rental and there is no limit on the number that can be operated on a single property or by a single person. The short-term rental can be in the operator’s primary residence while they are away, or it could be operated full-time in a unit that does not have a regular resident. 

Bed and Breakfasts

Most zones where bed and breakfasts are permitted allow up to two bedrooms to be used as guest rooms. Some allow up to four. The number of guest rooms allowed is stated in the specific zone regulations for the zone where the property is located. Some zones currently do not allow bed and breakfasts.  

Check the Zoning Bylaw to determine whether bed and breakfasts are permitted in your zone and, if so, the maximum number of guest rooms allowed.  

A Development Permit is required for each STR to comply with the Zoning Bylaw. Operators can apply for a Development Permit through the City’s e-permitting system.

To ensure the health and safety of operators and guests, all short-term rentals and bed and breakfasts must be approved for occupancy by the City and meet fire safety requirements. 

Occupancy Approval

Short-term rentals and bed and breakfasts may only be operated in dwellings that have been approved for occupancy through a Building Permit. When reviewing a Development Permit application, the Development Officer will confirm that occupancy approval has been granted. For older buildings where the Building Permit record may be incomplete, the City may use its discretion to determine whether occupancy approval can reasonably be considered to have been granted.  

Spaces that cannot be approved for occupancy through a Building Permit, such as accessory structures, RVs, or tents, are not permitted to be used for any sort of accommodation business, whether short– or long–term.  

Fire Safety

All short-term rental and bed and breakfast operators must meet minimum fire safety requirements.

Operators are required to: 

• Install and maintain functioning smoke alarms and carbon monoxide alarms 

• Provide fire extinguishers 

• Post an emergency escape plan in each rental unit 

• Prepare a fire safety plan and keep a copy in the unit 

• Submit copies of the fire safety plan, emergency escape plan, and a fire safety self-attestation with the development permit/business license application. 

The Whitehorse Fire Department has prepared resources to help prospective operators understand fire risks, take measures to increase safety, and keep track of maintenance requirements: 

• Fire Safety Information Package 

• Fire Safety Plan Template 
• Emergency Escape Plan Template
• Emergency Escape Plan examples for single storey and two-storey dwellings

• Fire Safety Self-Attestation 

The Fire Department may inspect short-term rentals and bed and breakfasts to verify compliance with fire safety requirements. Where an inspection is required, the Fire Department will contact the operator to arrange a suitable time. 

All short-term rental and bed and breakfast operations will require a valid business license.

Note: Short-Term Rental operators will have until April 1, 2027, to come into compliance with the new regulations.

Under the Business License Bylaw, each distinct business activity must have its own business license. Operators who already hold a license for another business activity, such as a home-based business, must obtain a separate license for their short-term rental or bed and breakfast operation. 

Multiple short-term rental units operated by the same person at the same property may be authorized under a single business license, subject to a surcharge fee for each additional unit. The business license fee for bed and breakfasts is the same regardless of the number of guest rooms.  

Existing bed and breakfast operations with a valid business license are not required to reapply under the new regulations. However, both new and existing bed and breakfast operators must include their business license number in all listings and advertisements, including online listings on booking platforms.

Housing Development Incentives:

If a dwelling that is being used, or is proposed for use, as a short-term rental was created with the assistance of a housing development incentive from the City, the operator may be required to repay the incentive before the dwelling can be used as a short-term rental. The Development Officer will review each case and determine whether repayment is required.  

The City will also notify the Yukon Housing Corporation when a dwelling that received a development incentive is converted to a short-term rental.  

Condominiums: 

Short-term rentals in a condominium must be allowed under the condominium corporation’s declaration, bylaws, and applicable rules and regulations. This applies to both primary-residence and non-primary residence STRs, and in both residential and commercial zones. Applicants proposing a short-term rental in a condominium unit will be required to provide confirmation from the condominium corporation that short-term rentals do not contravene the declaration, bylaws, and applicable rules and regulations.  

Applicants may provide the Condominium Compliance Letter to their condominium corporation for review and completion of the attached confirmation letter.

Ownership: 

The operator does not have to own the property, but must have a lease agreement if they do not own it. The operator must also be the person named on the Business License. 

Applications for a Development Permit and Business License can be made online in a single submission through the City’s online e-permitting system. If the same operator is applying for more than one short-term rental unit on the same property, all units can be included in a single application. 

Before you get started, gather the required forms and supporting documents.

Required forms

Download, complete, and save the following forms as PDFs. You will be asked to upload them during the application process:  

• Business License Application Form for short-term rentals and bed and breakfasts
  Note: Short-Term Rental operators will have until April 1, 2027, to come into compliance with the new regulations.

• Fire Safety Plan
• Emergency Escape Plan (refer to examples for single storey and two-storey dwellings to see how the Emergency Escape Plan could look)

• Fire Safety Self-Attestation 

Supporting Documents

Prepare the following documents before starting your application: 

• Site Plan: Required if there is more than one dwelling on the property, showing the location of the building(s), and the location of the proposed short-term rental unit(s) in relation to other units on the property. 
• Certificate of Title: A recent copy is required for all applications. Certificates of Title can be obtained from the Yukon Land Titles Office for a nominal fee. 
• Owner Authorization: Required if the short-term rental or bed and breakfast operator is not the property owner. This may be a copy of the signed lease agreement, or a letter from the property owner, clearly indicating that the operator is authorized to operate a short-term rental or bed and breakfast at the property. 
• Proof of Residence: Required for short-term rentals when the operator’s primary residence is on the same property as the proposed short-term rental. Provide a copy of at least one official document showing the address of your residence, such as driver’s license, utility bill, or bank statement. Personal information other than your name and address, such as account numbers and account balances, should be redacted.
• Business Name Registration from Yukon Professional and Corporate Affairs: Required if you will operate under a business name other than your given name. Visit yukon.ca for more information. 
• Compliance letter from Yukon Workers’ Safety & Compensation Board: Required if you will have employees, or if the business is a limited partnership or is incorporated. Visit wcb.yk.ca for more information. 
• Condominium Confirmation: Required if the property is part of a condominium. Provide written confirmation from the condominium corporation that short-term rentals do not contravene the condominium’s declaration, bylaws, and applicable rules and regulations. Applicants may provide the Condominium Compliance Letter to their condominium corporation for review and complete of the attached confirmation letter.

Once you have gathered all required forms and supporting documents, click here to submit your application. 

Ready to apply?

Applications can be submitted now.

Click here to create an account on the City’s e-permitting system. Your account will need to be verified.

Once your account is verified you can start your application under New Application – Development Permit – Short-Term Rental/Bed and Breakfast – Short-Term Rental.

Once you are there, follow the application steps, upload your documents and click Submit.

Fees

The following fees apply to new short-term rental and bed and breakfast applications. Development Permit fees are paid once, while Business License fees are renewed annually. Instructions for fee payment will be provided after you submit your application.

Application Processing Times

The City’s target processing time of 15 business days for simple Development Permit applications will apply to short-term rental and bed and breakfast applications, provided all required forms and supporting documents have been submitted.

Please note that processing times may be longer during the initial implementation period due to a high volume of applications. 

After you’ve obtained a Development Permit and Business License for a short-term rental or bed and breakfast, you must continue to meet the following requirements: 

• Include your business license number in all online listings and advertisements for the short-term rental or bed and breakfast. 

• Keep a copy of the Fire Safety Plan in each rental unit. 

• Post a copy of the Emergency Escape Plan in a visible location in each rental unit, such as near the main entrance. Click to see an examples of escape plans for single storey homes and two-storey homes.

• Perform fire safety checks at the intervals outlined in your Fire Safety Plan. This includes checking smoke and carbon monoxide alarms, ensuring fire extinguishers are in good condition, and keeping pathways and exits clear. 

• Adhere to the occupancy limit identified in your Fire Safety Plan. The maximum number of guests is two per bedroom.  

• Renew your Business License annually. As part of the renewal process, you may be required to demonstrate ongoing compliance with applicable zoning regulations. 

• Maintain the residency requirement, if applicable. If you indicated that your primary residence is located on the same property as the short-term rental, you must continue to reside there. If you move, you may no longer be eligible to operate the short-term rental.  

Short-Term Rental operators will have until April 1, 2027, to come into compliance with the new regulations.

During the first six months following October 1, 2026, efforts will focus on communication and education to help current and prospective operators understand the new regulations.  

After this six-month period, the City will transition to more proactive compliance measures. This will include identifying unpermitted operators and encouraging them to bring their operations into compliance. By October 1, 2027, all operators are expected to be in full compliance with the regulations and to have obtained the required Development Permit and Business License.  

The City may take immediate enforcement action against operations that cannot comply with the new regulations, including spaces that cannot receive occupancy approval through a Building Permit, such as accessory structures (e.g., sheds, garages), RVs, or tents.

Operator Responsibilities

Operators are responsible for: 

• Ensuring their guests comply with applicable municipal bylaws, including those related to noise and parking. 

• Maintaining compliance with all conditions of their Development Permit and Business License.   

 The City’s Role

The City may take the following actions to support compliance: 

• Review online listings to verify that operators have obtained the required permits and licenses and that valid business license numbers are displayed. 

• Work with online platforms to obtain information about suspected unpermitted operations, and, where compliance cannot be achieved, request that listings be removed.  

• Investigate complaints regarding suspected non-compliance with short-term rental regulations.  

• Where non-compliance is identified, the City may use enforcement tools including notices of violation, orders to comply, and offence tickets, or take other enforcement action as authorized by municipal bylaws and applicable legislation. 

Reporting Concerns

Suspected non-compliant short-term rental or bed and breakfast operations can be reported to the City through our online Report a Problem form. Please provide the property address, the nature of the concern, and any relevant supporting information. 

Building Services (business license inquiries)
187A Range Road
Whitehorse, YT
867-668-8340
[email protected] 

Land & Development Services (development permit inquiries)
187A Range Road
Whitehorse, YT
867-668-8340
[email protected]