Many owners object to proposed short-term rental approach
Many owners object to proposed short-term rental approach
Council listens to 2.5 hours of comments critical of current plans
This should be a good news story. There is a booming new industry in Trent Hills that each year is creating thousands of happy customers and hundreds of happy business owners. It’s also generating business for dozens of other operations from Doohers to Antonia’s Bistro.
But like any new venture there are growing pains. The first problem is that the business is illegal. I was going to say technically illegal, but that’s misleading. There is no doubt that it operates outside the law. But hundreds of owners have ignored that law, knowingly or not, and have only faced enforcement if a neighbour complained.
The second problem is that since it’s illegal it is largely unregulated, and no official wants to handle any complaints or inspections.
You’ve probably guessed that the business is short-term rentals – aka Airbnb or VRBO rentals. Airbnb started in California in 2008 and came to Canada in 2009. Over the past 15 years it has grown dramatically and last year had revenue of $6 billion (US) worldwide. It has been a huge success here too, although one not officially acknowledged.
On Tuesday night, Trent Hills council listened to several property owners and residents who wanted to comment on its current plans to make the business somewhat legal. They and staff just listened without comment. Staff will prepare a final report with a recommended policy that should go to council later this spring for a vote.
Under current bylaws, the only short-term stay operations permitted are traditional bed and breakfasts. The latest staff report that was outlined at Tuesday night’s meeting proposed five ways that someone could operate a short-term rental business legally, basically by either only renting out part of a home or living in another space on the property.
Renting a whole home or cottage would remain illegal, although the proposal suggests a cottage or homeowner could go to council seeking a zoning bylaw amendment to let them operate. But it’s unclear what criteria council would use to decide on such an amendment or how much it would cost an owner to take this route.
Nancy Allanson, executive director of the Trent Hills Chamber of Commerce, told council that tourism is the second largest business in the area and urged the councillors to “consider more balanced approach that supports tourism, justice, housing needs and ensures compliance with reasonable standards.”
Allanson said short-term accommodations “provide valuable marketing for Trent Hills by promoting the local businesses, events and attractions” with brochures and maps.
She said the Chamber’s research shows that overnight visitors spend far more in the community than day-trippers. “They create demand for cleaning, laundry, property management services, and local tradespeople,” she said. “They also attract new residents.”
She urged council “to please take an alternative approach that will not have such a negative impact on tourism.”
Later, Chris Clark, owner of Sandy Flat Sugar Bush and Pancake House, said tourists who stay in short-term rentals are key to his success and without the thousands of them who will be showing up over the next two weeks he’d have to shutdown.
Clark suggested property owners should be billed by the OPP or municipal bylaw enforcement if they have to respond to a noise complaint, noting that a $1,100 bill would be an incentive to ensure short-term renters aren’t noisy.
“Stop worrying about policing the people that are doing a good job. Police the people that are doing a bad job,” he said to applause from those attending.
Several speakers urged council to take a different approach and follow the lead of places like Belleville and Kingston by licensing short-term rentals and having inspectors and enforcement staff to handle any complaints.
Christine Quinn of Hastings said a new neighbour is operating an Airbnb and guests have been loud. “I called the police and they said they were too busy; I was on my own. Who do I call on the weekend or at 4 a.m.? There is nobody.”
Trevor Spot, who is renting out his property near Warkworth on Airbnb after having a disastrous experience with a long-term renter, asked what council was planning to do to replace the privately funded and operated short-term accommodation since there are few motels in the area.
“This municipality seems to want to avoid the future and to dismantle the years of successful accommodation created by local private residents,” he said.
Council asked staff to draft a short-term rental bylaw back in 2022 and a public meeting was held. The goal at that time was to manage the growing business. But over the past year the provincial government has urged municipalities to clamp down on short-term rentals and encourage long-term rentals, in a bid to ease the housing shortage.
Several property owners at the meeting said they much prefer doing short-term rentals. They would not offer their properties for long-term arrangements because they have had terrible experiences in the past and know that any issue would take five years or more to get to the Landlord and Tenant Board.
They talked about the thousands of dollars of damage done by regular renters and the difficulty of evicting anyone. If they are operating with Airbnb, it has insurance that covers any damages and the guests usually are only booked for a few days.
Elizabeth Aikenhead, former owner of Our Lucky Stars Café in Warkworth and operator of an Airbnb, said she had lots of requests for short-term accommodation and never had any problem with her guests.
“Short-term accommodation of all types is an essential service in our community and fundamental to attract not just tourism, but also to recruit and retain professionals doing locums consultations or participating in cultural experiences in the area,” she said.
“It’s funny that your slogan is: Come for a Visit. Stay for a Lifestyle,” she said.
Rodney Bowes, who has an Airbnb across the street from Sharpe’s Food Market and lives in a house next door, said he has never received any noise complaints. He’s provided accommodation for doctors and nurses working at the hospital as well as tourists.
“We are owner adjacent in that we are on the same lot, but we are next door technically right,” Bowes said. “So, we would not comply with the bylaw. This seems insane.”
You can send comments about the proposed bylaw to planning@trenthills.ca