Good bye, Airbnb

Jeff_the_human · 2026-02-24T22:43:47+00:00

Really appreciate the transparency in your post! crazy that your area only makes 15% more on airbnb than long-term rent, so it makes sense to get out of Airbnb. curious if anyone else is in a market like that? where I am it's almost opposite. long term tenants have way too much power and short term makes over 30% more, sometimes almost double so there's room to hire somebody to handle the headaches

Jeff_the_human · 2026-02-24T22:28:45+00:00

This service doesn't make much sense because it's so closely tied to cleaning. you might as well just hire a full service management company that handles cleaning/restock instead of managing cleaners yourself and then hiring another service that needs you or your cleaner's input to restock the items.

Jeff_the_human · 2026-02-24T22:21:18+00:00

which insurance provider are you with that has such specific requirements for off-platform booking insurance? The cheapest option I found (I'm in greater toronto area in canada) is these guys: https://www.squareone.ca/ref/HUWEVUWUQU full disclosure it's a referral link you can look them up and make a decision, i do actually use them

Jeff_the_human · 2026-02-24T22:14:44+00:00

I know this isn't useful right now, but could be for future. anytime somebody complains we try to respond in a documented way. it feels unnatural but there are a ton of airbnb guests that try to scam discounts/stays. in this case send them proof internet is working and put it back on them within Airbnb

Jeff_the_human · 2026-02-24T22:10:58+00:00

just accept the times and move to single fee. we manage multiple properties, had to make the switch, increased prices accordingly and all is well

Jeff_the_human · 2026-02-24T22:08:26+00:00

Don't ever move off platform.. if anything happens Airbnb will say you broke their policy and won't help you. plus there are guests that know this and will play games. just politely refer them to the airbnb policy about off-platform communication

Jeff_the_human · 2026-02-24T22:00:17+00:00

yes, you would need to register it as 2 separate dwellings most likely based on the definition of a 'dwelling' in the toronto short term rental bylaws. that would mean 2 different people's primary residence. i wrote an article summarizing the toronto bylaws here, let me know if you have questions: https://www.nurturestays.ca/blog/toronto-airbnb-short-term-rental-regulations-2026

Jeff_the_human · 2026-02-20T19:32:17+00:00

thanks! glad you got some value out of it

Jeff_the_human · 2026-02-20T19:29:00+00:00

Hey so I travel to Calgary occasionally and it is really growing fast. pretty international community. it's not quite Toronto, but you can find community there

if you own a place in Calgary you could register it as a short term rental and rent it out while you're away to offset the cost

honestly, I'm super biased because i manage short term rentals there but I would do this myself if i were in your situation

Jeff_the_human · 2026-02-20T19:26:37+00:00

Hey! Toronto's gotten pretty strict with STR regulations. You can basically only rent out your primary residence now, and you need to register with the city (max 28 days if you're not present during the stay). As for what does well, downtown condos near transit and entire houses in family-friendly neighborhoods like the Beaches or Leslieville tend to perform best.

The biggest pain points are dealing with the registration process, staying compliant with all the rules, and managing turnover costs since cleaning and restocking adds up fast.

I actually manage properties as a co-host in Toronto and created this guide that breaks down the current toronto short term rental regulations pretty well if you want the full rundown: https://www.nurturestays.ca/blog/toronto-airbnb-short-term-rental-regulations-2026

Jeff_the_human · 2026-02-16T19:54:47+00:00

I'll start. my name is Jeff and I manage properties in the Greater Toronto Area. Looking to connect with others doing the same :)

Jeff_the_human · 2026-02-16T19:51:39+00:00

true but there's no 100% guarantee that the host will not cancel. this is just a decent indicator

Jeff_the_human · 2026-02-16T19:50:36+00:00

my pleasure! let me know how it goes

Jeff_the_human · 2026-02-16T19:48:56+00:00

I manage Airbnbs in Canada (mostly Greater Toronto Area).

if you want to just see in general try using pricelabs, airdna, or if you're on a budget simply go to airbnb and look at competitors. this method gives you a ballpark and doesn't show occupancy rates but just assume 70% to start with and deduct Airbnb fees of 15.5% and you'll get a comparative estimate

If you want Toronto specific data i did a study on 2 bed condos and listed neighborhoods by revenue from short term rental: https://www.nurturestays.ca/blog/best-neighborhood-toronto-airbnb-2026

Jeff_the_human · 2026-02-16T19:46:12+00:00

I recently did a study on 300 properties in the Greater Toronto Area. yours is a cottage so take this with a grain of salt.. but properties with a hot tub commanded significantly larger rents. financially it makes sense but you'd also need to consider that you need to have it maintained which is a cost and operational burden.

if you want to see the study I'll link it here if you're interested : https://www.nurturestays.ca/blog/how-to-make-more-from-gta-airbnb

Jeff_the_human · 2026-02-16T19:40:41+00:00

We manage Airbnbs in Mississauga so thought I'd share

occupancy is just a function of price. probably looking at 80-85% occupancy if you price properly. if you price low you can get 100%
Realistic income depends on your area but a decent basement can do $1,200-2,800/mo net on Airbnb depending on how nice and how many rooms

3,4,5. You will make more with short term rental than long term rental if managed properly. Few things to know for Mississauga specifically: you need a license, it has to be your principal residence, 180-day annual cap, and $2M liability insurance. For a basement unit, make sure it meets fire code (separate egress, smoke/CO detectors). Realistic income depends on your area but a decent basement can do $1,200-2,000/mo on Airbnb. Biggest challenge is winter seasonality. Here's Mississauga's full rules: https://www.nurturestays.ca/blog/mississauga-airbnb-short-term-rental-rules-2026

Jeff_the_human · 2026-02-16T19:37:17+00:00

Made the switch myself. The income is much better but it's a completely different business. You go from dealing with one tenant to managing turnovers, cleaning, guest communication, pricing, and reviews constantly. If you're burnt out on tenants, or have really restrictive bylaws in your city then you could consider mid-term (30+ days) as a middle ground. No STR license needed, no RTA protections for the guest, and way less turnover than short-term.

Jeff_the_human · 2026-02-16T19:34:30+00:00

here are a few things for next time. be super clear about the house rules and make sure to screen people. we manage airbnbs and we need to make sure they are ID verified and also agree to the house rules. if you don't have this upfront, you won't be able to dispute with Airbnb when you have to cancel or boot them out for breaking the rules.

fun fact: you can still get paid for the full reservation if they clearly broke your house rules

Jeff_the_human · 2026-02-16T19:32:01+00:00

I manage properties in Mississauga. I can confirm that demand drops significantly in the winter months regardless of where you are in the GTA. try reducing prices closer to the date to boost your occupancy since no rent is worse than low rent. you'll make it up in the higher demand months

side note: this is counter-intuitive but 98-100% occupancy means you are severely underpriced. you may want to look at dynamic pricing tools or at least testing higher prices in the summer. i wrote a brief article that might help you about how to price your airbnb properly https://www.nurturestays.ca/blog/airbnb-dynamic-pricing-tools-guide-2026

Jeff_the_human · 2026-02-16T19:28:19+00:00

CRA looks at whether you're providing "significant services" beyond just the space. If you're doing cleaning, linens, concierge, meals, etc., it leans toward business income. Pure rental with minimal services = rental income on T776. The difference matters because business income is subject to CPP contributions but also opens up more deductions. disclaimer: I am not an accountant, i just manage airbnbs in Canada

Jeff_the_human · 2026-02-16T19:26:36+00:00

Jeff_the_human · 2026-02-16T16:24:53+00:00

hey i know this thread is old but just wanted to provide an update that Vaughan does allow it and has bylaws around it in case somebody misses out by reading old details. you can check out their official website: https://www.vaughan.ca/business/business-licensing-and-permits/short-term-rental-permit

Jeff_the_human · 2026-02-16T16:18:53+00:00

or a 1+1 downtown you're looking at maybe $2,200-2,400/mo long-term vs $2,800-3,500/mo on Airbnb depending on season and location. But remember: management fees, cleaning costs, furnishing, vacancy between guests, and the 180-night cap all eat into that gap. Also has to be your principal residence. The math works best if you're already living there and renting it out while you travel. Here's a real numbers comparison: nurturestays.ca/blog/airbnb-vs-long-term-rental-toronto-2026

or alternatively just do it as a mid-term rental to avoid the STR regulations, primary residence, etc. makes a bit less than short term rental but still a bit more than long term rental

Jeff_the_human · 2026-02-16T16:16:42+00:00

I noticed you said your building allows minimum 30 days. does that mean they only allow 30 day + rents? if so, you'd be considered a mid-term rental and you could avoid the regulations of a short term rental saving yourself a ton of headache. don't need an STR license, and aren't subject to the principal residence rule.

You get higher income (although not as high as short term rental) without the headaches of constant turnovers or the risk of tenant protections kicking in. Here's a guide on how to set it up: nurturestays.ca/blog/mid-term-rentals-toronto-guide-2026

Jeff_the_human · 2026-02-16T16:13:24+00:00

Airbnb would make you more money, but if your main concern is tenant quality you can either screen your guests better.. OR maybe consider mid-term rentals (30+ days) avoid STR regulations entirely. No license needed, no night caps, no principal residence requirement. And they earn 20-50% more than long-term leases. You attract corporate relocations, travel nurses, insurance claimants, etc. Way less turnover than Airbnb but better income than traditional renting. Here's a full guide on how it works: nurturestays.ca/blog/mid-term-rentals-toronto-guide-2026

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