Whistler and Pemberton Short-Term Rental Rules

If you own a strata unit in Whistler or Pemberton, or you sit on a council in either community, the Whistler short-term rental rules are the most important regulatory overlay in your building's operating environment. The Sea to Sky has been a testing ground for BC's evolving STR framework, and the current rules are a three-layer cake: municipal zoning (the binding constraint in most of Whistler), the provincial framework, and strata bylaws (which can be stricter than either of the above). We've worked with councils in both communities for years and the same misconceptions come up regularly. Below is a general state of play, confirm specifics against current bylaws and regulations.

The Whistler framework

Whistler's STR regulation runs on zoning, not licensing. The Resort Municipality of Whistler (RMOW) controls short-term rentals through its zoning and enforcement bylaws. Properties are either zoned for Tourist Accommodation (TA-1, TA-2) or they are not. STR use is permitted only in TA-zoned properties.

This is different from cities like Vancouver, which use a licensing approach (any property can apply for an STR licence subject to principal-residence rules). In Whistler, the zoning is the gate. No licence, no application: the property either qualifies or it doesn't.

The TA zoning aligns roughly with two designations:

• Phase 1 properties: covenanted condotels and hotel-style units where the owner must make the unit available for rental when not in personal use. Common in Whistler Village core and tourist-accommodation neighbourhoods.
• Phase 2 properties: STR-permitted but not STR-required. Owner can occupy full-time, rent short-term, or rent long-term.

Properties that are not Phase 1 or Phase 2 (much of Whistler's residential neighbourhoods) are zoned residential and STRs are generally prohibited regardless of strata bylaws or provincial rules. SPA s. 121 doesn't override municipal zoning.

The provincial overlay in Whistler

BC's Short-Term Rental Accommodations Act applies in Whistler, with Whistler historically treated as a resort municipality where the principal-residence requirement has not applied the same way as in non-resort communities. Confirm current exemption status directly with the Province.

What still applies to Whistler STR operators:

• Provincial registration. STR operators must register and display the registration number where required.
• The 90-day threshold. Rentals of less than 90 days are STRs; longer rentals fall outside the STR framework.
• Platform compliance. Major platforms must verify registration numbers and remove non-compliant listings.
• Administrative penalties. Material penalties apply for non-registration or non-compliance, check current regulations.

A Whistler owner can generally operate STRs in investment properties subject to TA zoning and strata bylaws, but the exact provincial overlay should be confirmed before any specific use case.

How strata bylaws layer on top

Even in TA-zoned Phase 2 buildings where municipal zoning permits STRs, the strata corporation can prohibit short-term rentals through bylaws. Several Whistler residential strata buildings have done exactly this, usually because owner-occupants in the building voted to restrict STR turnover for noise, security, or community reasons.

A Whistler strata's STR bylaw can:

• Ban STRs outright
• Set a minimum stay length (commonly 30 days or 6 months)
• Cap the number of nights per year a unit may be rented short-term
• Require owner registration with the strata before any STR use
• Impose daily fines under the Strata Property Regulation (check current cap)

The bylaw must be passed by 3/4 vote at AGM under SPA s. 128 and filed at the Land Title Office. The CRT has generally upheld properly passed STR bylaws against owner challenges, including in cases where the unit was advertised despite an active strata ban.

The Whistler enforcement playbook

A workable Whistler STR enforcement process looks like this:

1. Monitor listings. Owners or council members search Airbnb, VRBO, and Booking.com weekly for the building address.
2. Document the listing. Screenshot with date stamp. Include the listing URL, rates, and host name.
3. Cross-check the provincial registry. Confirm whether the listing has a valid provincial registration number. Non-registration is a separate provincial infraction.
4. Issue written notice. Per SPA s. 135: written notice of the alleged contravention, opportunity to respond, hearing if requested.
5. Impose the fine. Under the bylaw, with the daily rate calculated from documented bookings.
6. Escalate to CRT if unpaid. The CRT regularly handles Whistler STR cases.
7. Coordinate with RMOW Bylaw Services. Concurrent municipal enforcement strengthens the strata's position.

Pemberton's evolving framework

Pemberton's STR rules are less stable than Whistler's. The Village of Pemberton has revisited its STR policy multiple times, balancing tourism growth against housing-affordability concerns.

Generally, the Village requires either a Temporary Use Permit (TUP) or rezoning to operate an STR in most residential zones. The TUP process takes several weeks and is subject to council discretion. Approval is not guaranteed. Confirm the current pathway with Village staff before any application.

The Squamish-Lillooet Regional District covers rural areas around Pemberton and has its own STR framework with separate licensing.

The provincial principal-residence rule generally applies in Pemberton. So a Pemberton STR operator typically must:

• Hold a TUP or operate in a properly zoned property
• Register with the Province
• Operate from their principal residence (or one secondary suite on the same property)
• Comply with any strata bylaws

How the three layers interact for Pemberton stratas

A Pemberton strata owner considering an STR needs to clear three gates in order:

1. Strata bylaw. Does the strata permit STRs?
2. Municipal/regional bylaw. Is the property zoned for STR use, or has the owner obtained a TUP?
3. Provincial rule. Is the unit the owner's principal residence (plus one secondary), and is the operation registered with the Province?

Pemberton's small market means strata bylaws on STRs are less common than in Whistler. Many small townhome stratas in Pemberton are silent on STRs. Councils that want to address STRs proactively should pass a bylaw before the issue arises, rather than retrofitting one after a dispute.

What Sea-to-Sky owners should do now

If you own a strata unit in Whistler or Pemberton and you're considering short-term rentals:

• Read your strata bylaws first. If STRs are banned, stop here.
• Confirm your zoning. In Whistler, are you in Phase 1, Phase 2, or residential? In Pemberton, does your zoning permit STRs?
• Apply for provincial registration. Required regardless of municipal exemption.
• For Pemberton: assess principal-residence compliance, since Pemberton is not exempt.
• Update your insurance to cover short-term rental use.
• Notify the strata of your intended use if required by bylaw.

For councils, the agenda items are similar but in reverse:

• Audit your bylaws. Is the current STR language clean and enforceable?
• Set the fine level at the current regulated cap; many bylaws still cite outdated lower caps.
• Establish an enforcement process. Monitoring, notice, hearing, fine, CRT escalation.
• Build a relationship with RMOW Bylaw Services (Whistler) or Village staff (Pemberton).

For the full provincial picture see the 2024 STR rules pillar. For how long-term rentals were deregulated in 2024 see Bill 44 changes. For tenant-side compliance see Form K.

If your Whistler or Pemberton strata needs help drafting an STR bylaw, building an enforcement workflow, or interpreting any of the three layers for a specific situation, our team handles this kind of work across the Sea to Sky regularly. We've worked through multiple iterations of the rules with local councils.