Can You Airbnb Your Property in Whistler?

Short answer: it depends on the property — and the difference is something you’ll want to understand before you sign anything.

Whistler is one of the most in-demand resort destinations in North America, which means a lot of buyers factor short-term rental income into their purchase decision. But unlike many markets where you can simply sign up for Airbnb and start hosting, Whistler has a structured licensing system that determines whether a property can legally operate as tourist accommodation at all.

Here’s a clear breakdown of how it works.

It All Starts With Zoning

In Whistler, the ability to short-term rent your property isn’t a given — it’s determined by your property’s zoning. The Resort Municipality of Whistler (RMOW) defines tourist accommodation as the business of marketing, managing, and providing paid accommodation to visitors.

The critical rule: only properties zoned to list “tourist accommodation” or “temporary accommodation” as a permitted use can be legally rented on a nightly or short-term basis.

This means that employee housing and standard residential properties — even if they look identical to a tourist-zoned condo — are off the table for Airbnb. The distinction has a real impact on value, and it’s not always obvious from a listing.

How to Check Your Property’s Zoning

The RMOW provides an online GIS mapping tool that lets you look up any property’s zoning directly:

1. Open the RMOW’s online map

2. Enter the property address or locate it on the map

3. Click the zoning category displayed to check the “Permitted Uses” in the zoning bylaw — look for “tourist accommodation” or “temporary accommodation”

You can also select  “Zoned for Nightly Rentals” under the “Property” layer in the map to see all zones where short-term rentals are permitted across Whistler. Just note: you’ll still want to confirm the specific permitted uses for your zone in the zoning bylaw.

Phase 1 and Phase 2: What the Covenants Mean

Beyond zoning, many Whistler properties have rental pool covenants registered on title. If you’ve spent any time looking at Whistler real estate, you’ve almost certainly seen Phase 1 and Phase 2 come up. Here’s what they actually mean:

Phase 1 Properties

Phase 1 is the most flexible ownership type in Whistler. Owners can live in the property full-time, rent it nightly, rent it long-term, or mix personal use with rental income — with full control over how the unit is managed. You can self-manage on platforms like Airbnb and VRBO, or work with a property management company. Phase 1 properties are generally not part of a mandatory rental pool, so you keep the rental income (less any applicable management fees).

Phase 2 Properties

Almost all of Whistler’s hotels operate under Phase 2 zoning — think the Four Seasons, the Westin, the Pan Pacific. Owner personal use is limited to 28 nights in winter and 28 nights in summer. For all other nights, the unit must be made available for nightly rental through the hotel’s front desk. Revenue is earned through the hotel’s pooled system, and owner-direct rentals are generally not permitted. This structure suits buyers looking for a hands-off, hotel-managed investment with minimal day-to-day involvement.

Properties Without Covenants

Some tourist-accommodation-zoned properties, including self-managed vacation rentals, don’t carry a rental pool covenant but are still eligible for a short-term rental business licence provided all other requirements are met.

Important: Covenants are registered on the property title, not the owner. When you buy a Phase 1 or Phase 2 property, the covenant transfers with it. Your Realtor should flag any covenants during due diligence — review them carefully before removing subjects.

For a deeper look at how Phase 1 and Phase 2 covenants affect ownership, rental obligations, and investment strategy, read: Whistler’s Rental Covenants: Phase 1 vs. Phase 2 Properties.

The Three Requirements to Legally Operate

Once you’ve confirmed the zoning works, there are three formal requirements to operate tourist accommodation in Whistler. All three are required.\

1. Confirm Your Zoning and Covenants

As covered above — your property’s zoning must list tourist accommodation as a permitted use, and any covenants on title need to be understood before you list.

2. Apply for an RMOW Business Licence

Under the RMOW’s Tourist Accommodation Regulation Bylaw No. 2142, 2017, a business licence is required for all tourist accommodation activity — including simply marketing the property. This applies to every platform: Airbnb, VRBO, and any other listing service.

The application process:

1. Complete the Tourist Accommodation Application (available at whistler.ca)

2. Pay the application fee and annual licence fee

3. Hotels and lodges also need to schedule an annual fire safety inspection

For full detail on the licence process, what it covers, and common mistakes to avoid, read: Whistler Nightly Rental Business Licence: What You Need to Know.

3. Register with BC’s Provincial Short-Term Rental Registry

As of May 1, 2025, all short-term rental hosts in BC are required to register with the provincial short-term rental registry and pay annual registration fees. Your provincial registration number must be displayed on any platform listing (Airbnb, VRBO, etc.) — platforms are required to validate listings using this number.

This provincial layer was introduced through BC’s Short-Term Rental Accommodations Act (2023) and applies on top of the RMOW’s municipal licensing requirements.

What Happens If You Operate Without a Licence?

This is where it gets serious. Operating a tourist accommodation in Whistler without a valid business licence is illegal, and the consequences are real:

• Fines of up to $3,000 per day

• The RMOW can require short-term rental platforms to remove your listing

The RMOW actively enforces these rules, and platforms like Airbnb are now required to validate listings against municipal and provincial registration numbers. An unlicensed listing won’t stay up for long.

A Hidden One to Watch: Building Permits

Here’s something that catches buyers off guard more often than you’d think. Before the RMOW will issue a tourist accommodation business licence, they check the property file for any open or incomplete building permits.

Building and plumbing permits are attached to the property — not the owner. That means if a previous owner pulled a permit and never closed it, you inherit that problem when you buy. Any outstanding building or plumbing permits need to be closed before you can get your business licence.

Before buying a property you plan to use for short-term rental, the RMOW recommends:

1. Confirm tourist accommodation is a permitted use in the zoning

2. Research the property’s full history: building records, zoning, liens, and easements

3. Check for any open or incomplete building permits (these transfer with the property)

This is another reason why having a knowledgeable Whistler Realtor in your corner matters. A good buyer’s agent will look at all of this before you write an offer, not after.

The Bigger Picture: Why Whistler’s Rules Are Actually a Good Thing

Whistler has around 9,400 units of tourist accommodation, and the RMOW’s licensing framework exists for good reasons: protecting resident housing, maintaining neighbourhood character, supporting the tourism industry, and ensuring visitors have a consistently positive experience.

The no-build-out policy and finite land supply mean that properly zoned Whistler properties are genuine scarcity plays. The same regulations that feel like friction at the licensing stage are exactly what protect the long-term value of a legitimately zoned investment property.

That said, not every property that looks like a good Airbnb is legally allowed to be one. The listing price of a residential-zoned townhouse and a tourist-accommodation-zoned ski condo might not look all that different. Their rental story — and their value proposition as investments — absolutely is.

The Bottom Line

Can you Airbnb your property in Whistler? Yes — if it’s zoned for tourist accommodation, you have a valid RMOW business licence, and you’re registered with BC’s provincial short-term rental registry.

The path to getting there is clear, but it starts with the right property. And the time to verify all of this is before you fall in love with a place — not after you’re committed.

You can find the full RMOW Tourist Accommodation Requirements, including links to the GIS zoning map, the business licence application, and covenant information, at whistler.ca.

Thinking about buying in Whistler with rental income in mind? I’m happy to walk you through what’s available, what qualifies, and what the numbers actually look like for a specific property. Let’s talk.