Starting June 1, 2026, properties in Kelowna’s new STR subzone can operate short-term rentals without an on-site owner. Outside that zone, the principal residence requirement still applies.
In this guide, we break down Kelowna’s new STR rules for 2026 so you can understand the changes moving forward.
How Kelowna’s STR Rules Changed
Previously, most short-term lease apartments required the owner to live on-site. Now, some buildings in the STR subzone can operate as Kelowna short-term rentals even without a principal residence.
How the New Vacancy Threshold Led to Change
Kelowna qualified for changes under BC short-term rental regulations. This happened because Kelowna’s short-term rentals reached a vacancy rate of more than 6%, a threshold set by BC’s provincial regulations. The law allows a municipality to designate STR subzones where the principal residence requirement no longer applies.
The city used that authority to create a limited zone, focused near tourist corridors, where investor-owned properties can now operate STRs legally.
Where STRs Are Now Allowed
The STR subzone covers properties near tourist areas, typically the waterfront and downtown core. Most standard residential neighbourhoods are not included.
To confirm whether your property qualifies, check the City of Kelowna’s zoning map.
Even within the subzone, two additional requirements apply:
- Strata approval. If your building has a strata, its bylaws can still prohibit short-term rentals regardless of zoning. Get written consent from your strata council before applying.
- Provincial registration. BC requires all STR operators to register provincially. Without it, you cannot legally list your property anywhere in the province.
Outside the subzone, nothing has changed. Hosts must still live on-site to operate an STR in most of Kelowna.
Which Buildings Are Approved for STRs in Kelowna?
The following buildings were approved by the City Council in May 2026 and can operate as STRs without the owner living on-site. They fall under zoning designation Z26-0004.
Downtown & Waterfront
- Waterscapes – 1128 Sunset Dr
- Discovery Bay – 1088 Sunset Dr
- Sunset Waterfront Resorts – 1075–1139 Sunset Dr
- 1215 St. Paul St
- Sole – 1290 St. Paul St
- Sole Downtown – 1350 St. Paul St
- Brooklyn – 1471 St. Paul St
- Water St by the Park Tower 1 – 925 Leon Ave
Lower Mission
- Caban – 3377–3413 Lakeshore Rd
- Sole on KLO – 1083 KLO Rd
- Playa Del Sol – 648–654 Cook Rd
- Aqua – 3699 Capozzi Rd
- 3700 Capozzi Rd
- 3800 Capozzi Rd
- Mission Shores – 3880 Truswell Rd
McKinley Beach
- Granite at McKinley Beach – 3475 Granite Close
- 3434 McKinley Beach Dr
- Hilltown Dr – 3220
- 3336–3396 Lavender Lane
- 3331–3387 Aspen Lane
- McKinley Beach Lane – 3398
- 1955 Northern Flicker Crt
Country Club Drive
- Pinnacle Pointe – 1873–1875 Country Club Dr
Big White Ski Resort
- All properties at Big White are fully exempt as a designated mountain resort area — no owner occupancy requirement applies.
Note: This list reflects the City of Kelowna’s official eligible properties as of May 2026. Always confirm current eligibility at kelowna.ca before applying for your licence, as the list may be updated.
How to Get an STR Licence in Kelowna
Getting an STR license in Kelowna isn’t overly complicated. That said, the process isn’t automatic either. There’s strict screening involved to ensure all City of Kelowna short-term rentals are following the rules.
Here are a few tips to get an STR license in Kelowna.
- Confirm Zoning and Building Eligibility
First, make sure your property meets the zoning requirements, which you can find on the City of Kelowna’s website. There are different requirements for principal and secondary use properties. Plus, you must also follow listing restrictions and fire safety requirements.
- Obtain Strata Consent and Business Licensing
Next is to get approval from the strata council. You will need this to apply for a business license through the City of Kelowna.
- Register Provincially
Finally, you must meet provincial requirements, including registration with the province. Without provincial registration, you cannot legally operate a short-term rental in BC.
Which Kelowna Properties Can Operate STRs?
Factors like zoning, building approval, and STR subzones can determine whether you can get a short-term rental license.
In general, approval may be given to properties in tourism-focused areas. For instance, those on the waterfront or near the city center.
This means that most standard residential homes do not qualify.
Operating Rules Kelowna STR Hosts Must Follow
Aside from the rules we mentioned above, there are several operating rules Kelowna STR hosts must follow.
- Occupancy Limits, Safety Rules, and Guest Conduct
Generally, no more than two adults are allowed per bedroom. In some cases, you can only have a maximum of three bedrooms per unit. Moreover, you must limit bookings to one reservation. For safety, the host must install smoke alarms and fire detectors. These must be tested monthly.
Lastly, you must provide proper bins and make sure that guests park on your property. The guests should also be aware of Kelowna’s noise bylaws.
- Fines and Enforcement for Non-Compliance
In case the rules are broken, operators may face fines of up to $500 per day per offence. Those with repeat offences may receive bigger fines, or they may also be prosecuted.
How Duval Property Management Helps STR Owners
Managing short and long-term rentals in Kelowna can be complicated. You have to know how to balance licensing, city rules, guest communication, and even cleaning.
Duval Property Management helps to simplify the process.
Duval Property Management is your partner in worry-free property ownership. We specialize in properties in both Kelowna and Big White.
Here are just a few of the services we offer.
- Licensing, Compliance, and Full-Service Management
Duval Property Management is an expert when it comes to short-term rental rules in BC. We assist you in all aspects, including licensing and compliance.
Moreover, Duval Property Management handles the day-to-day for short-term rentals.
We offer tenant screening and rent collection services. You no longer have to maintain your property. All you have to do is wait for our monthly financial report.
- Evaluating Your Property’s STR Potential
Not every room can be a short-term rental. Duval helps owners assess whether their property is eligible. With this, you can make informed decisions before entering the rental market.
You will definitely benefit from our local expertise for maximizing your property’s potential.
FAQs About Kelowna STR Rules
Does my building qualify for the STR subzone?
Not automatically. Eligibility depends on the city’s zoning designation, your building’s approval status, and strata bylaws. Check the City of Kelowna’s zoning map at kelowna.ca to confirm.
Do the same rules apply at Big White?
No. Big White sits within mountain resort boundaries, which exempts it from the principal residence requirement entirely, regardless of zoning or strata status. If you own at Big White, you can operate an STR without living there under a separate set of rules.
What happens if I operate without a licence?
You can be fined up to $500 per day per offence. Repeat violations may result in escalating penalties or prosecution. Operating without provincial registration is also illegal under BC law.
Do I need strata approval even if my building is in the STR subzone?
Yes. Zoning eligibility and strata approval are separate. Even if the city allows STRs in your area, your strata corporation can still prohibit them through its bylaws. Always confirm with your strata council before applying for a licence.
Give us a call if you’re looking for peace of mind in property management. Our team is more than happy to answer any questions you may have!
