Strata corporations in British Columbia (including Kelowna) cannot restrict or ban long-term residential rentals (tenancies typically governed by the Residential Tenancy Act). They can still restrict or ban short-term rentals (STRs).

There is no single universal list of "all" restrictions that applies to every strata in Kelowna, because restrictions are set primarily at the individual strata-corporation level through its own bylaws (plus applicable provincial and municipal rules).

Specific bylaws must be obtained for any particular property (via Form B Information Certificate, registered bylaws at the Land Title Office, or the strata manager/council).

Provided by Vantage West Realty Inc's property management division. Posted on August 18th, 2026

1. Provincial law -- Strata Property Act (key rules that apply province-wide, including Kelowna)

  • Long-term rentals: As of November 24, 2022 (Bill 44 -- Building and Strata Statutes Amendment Act, 2022), strata corporations must not screen tenants, establish screening criteria, require approval of tenants, require insertion of terms in tenancy agreements, or otherwise restrict the rental of a residential strata lot. Any prior bylaws that prohibited or limited the number/percentage of units that could be rented, or that imposed minimum rental periods for long-term tenancies, are unenforceable.

  • Current wording (section 141): "No restriction of rentals by strata corporation." Related former provisions allowing restrictions and hardship exemptions were repealed.

  • Owners must still provide a Form K (Notice of Tenant's Responsibilities) to the strata corporation within two weeks of the tenancy starting. Tenants must comply with all other valid bylaws and rules (noise, pets, parking, smoking, move-in/out procedures, occupancy limits, etc.).

  • Short-term rentals / short-term accommodations (generally defined under provincial STR legislation as less than 90 consecutive days; often treated by stratas as licences to occupy rather than Residential Tenancy Act tenancies): Strata corporations may still pass and enforce bylaws that limit or completely ban them. These require a ¾ vote of owners to adopt or amend. Fines for breach can be up to $1,000 per day (Strata Property Regulation amendments effective November 30, 2018).

  • Age restrictions: Only 55+ bylaws are generally permitted (with limited exemptions for existing residents and caregivers). Other age restrictions are unenforceable.

  • Other common enforceable bylaws that can affect renters: pets, smoking/cannabis, noise, parking/storage, move-in/out fees/times (move-in/out fee capped at $200 under regulation), window coverings, occupancy numbers, use of common property, etc. These apply equally to owners and tenants.

Sources confirming the above: Official BC government strata pages, Civil Resolution Tribunal decisions referencing the post-2022 regime, and multiple legal summaries from BC real-estate and strata practitioners.

2. City of Kelowna short-term rental rules (as of the June 1, 2026 changes)

Kelowna received an early/accelerated exemption from the provincial Short-Term Rental Accommodations Act principal-residence requirement (effective June 1, 2026), because of its rental vacancy rate. The exemption is not city-wide.

  • STR defined: Rental of a dwelling unit or bedroom for less than 90 consecutive days.

  • Principal-residence / "Minor" (secondary use) STRs (still required outside designated STR subzones): Operator must use the property as their principal residence (reside there a minimum of 240 days per year). Secondary suites or carriage houses on the same lot may be used under certain conditions if operated by the principal resident. ALR properties have additional limits (max 4 bedrooms; not in carriage houses in some cases).

  • "Major" (principal-use) STRs: Allowed only in properties that have been rezoned into the City's STR subzone. These can operate without the owner residing there. Eligibility requires (among other things) strata-council consent via the City's official Strata Council Consent form (signed by an authorized executive member). The subzone has been applied primarily to buildings that previously operated STRs (often larger complexes, with a rough guideline of ~70+ units mentioned in planning materials; not available on lots already carrying a rental subzone designation aimed at protecting long-term rental supply). The City publishes a list of eligible properties (examples from City materials include various addresses on Sunset Dr, St Paul St, Capozzi Rd, McKinley Beach area, Leon Ave, etc.---always verify the current list on kelowna.ca).

  • Even in an STR subzone, individual strata bylaws can still prohibit or further restrict STRs. City zoning approval does not override strata bylaws.

  • Licensing and operational limits (apply to licensed STRs):

  • Valid City of Kelowna short-term rental business licence required ($345 annually + $50 application fee; must display licence number on listings).

  • Provincial short-term rental registration required (mandatory; unregistered listings are removed from platforms).

  • Maximum one booking/reservation per dwelling unit at a time.

  • Maximum of 3 bedrooms per dwelling unit for STR use.

  • No more than two adults per sleeping unit.

  • On lots with a single detached dwelling + secondary suite and/or carriage house: maximum two dwelling units and five sleeping units total for STR use.

  • Fire/safety requirements: wall-mounted 2A10BC fire extinguisher on each floor (visible), monthly smoke-alarm testing with logbook, annual testing/maintenance of alarms/extinguishers/CO detectors, 24/7 contact person, fire-evacuation plan, etc.

  • Good Neighbour Agreement, self-evaluation fire & safety form, and (for stratified properties) strata consent form required as part of the licence application.

  • Parking disclosure on listings; guests must comply with traffic/parking bylaws.

  • Operators must ensure guests follow noise, dog, garbage, and other City bylaws.

  • Enforcement: City fines up to $500 per day per offence (escalating for repeats or serious issues); provincial penalties also possible. City inspects and audits.

Key City sources: Official kelowna.ca short-term rentals page (current as of the 2026 opt-out), related bylaws, and planning materials on the STR subzone process.

3. Practical reality for any specific Kelowna strata

  • Many (likely the majority of ordinary residential) strata buildings still have bylaws that prohibit or limit STRs (e.g., minimum stay of 30, 90, or 91+ days; outright bans). Changing such a bylaw requires a ¾ owner vote.

  • Buildings that historically allowed STRs (often resort-style or investor-heavy complexes near the waterfront/downtown) are the ones most likely to have consented to the STR subzone and to permit them under their bylaws. Examples cited in secondary sources include certain buildings on Sunset Drive, St. Paul Street, and others, but these change and must be verified per building.

  • Even where STRs are allowed, the strata can still impose operational rules (guest registration, insurance requirements, noise policies, keyless-entry rules, etc.) and enforce general bylaws against tenants/guests. The owner remains responsible for the tenant's/guest's compliance and for fines.

  • Move-in/out rules, pet rules, smoking bans, parking allocations, and occupancy limits commonly apply to both long-term and short-term occupants.

Important caveats for legal use

This is a synthesis of publicly available provincial legislation, BC government guidance, City of Kelowna official pages, and secondary legal/real-estate summaries current as of mid-2026. Laws, bylaws, subzone lists, and individual strata documents change. There is no exhaustive public database of every Kelowna strata's rental bylaws.

For any legal document or transaction:

  • Obtain the current registered bylaws, rules, Form B, recent AGM/SGM minutes, and any rental-disclosure history for the specific strata lot.

  • Confirm City zoning/STR-subzone status and licence requirements for the address.

  • Confirm provincial registration status.

  • Consult a British Columbia lawyer experienced in strata and real-estate law (and, if needed, the Civil Resolution Tribunal resources or CHOA/VISOA guidance). Municipal and provincial enforcement can overlap with strata enforcement.

Please note that individual strata documents will contain the precise wording that applies to any given property.

IMPORTANT LEGAL DISCLAIMER

This information is provided for general educational and informational purposes only. It is not legal advice, does not create an attorney-client relationship, and should not be relied upon as a substitute for advice from a qualified British Columbia lawyer experienced in strata property, real-estate, and municipal law.

Strata bylaws, provincial legislation (including the Strata Property Act), City of Kelowna bylaws and zoning, and related regulations change over time and can vary significantly by individual strata corporation. The only accurate source for any specific property is the current registered bylaws, Form B Information Certificate, Land Title Office records, City licensing/zoning status, and professional legal review.

No warranty of accuracy, completeness, or fitness for any particular purpose is made. The provider of this information assumes no liability whatsoever for any actions taken or not taken based on this content, including any claims, losses, damages, fines, or legal proceedings that may arise.

If you intend to use this material in connection with any legal document, transaction, dispute, or decision, you must obtain independent advice from a competent, licensed British Columbia lawyer who practices in this area. Do not rely on general online summaries---especially not as a defense against claims by capable counsel.

Always verify the current law and the specific documents that apply to the strata lot in question.