Short-Term Rentals

Before applying for a short term rental licence, it is essential to understand how the regulations affect your specific location. Familiarize yourself with the activity on your street. Search our Public Registry for applications and issued licences. This Registry will be updated at least once a month.

The registry is subject to change after posting. Changes may be caused by such circumstances as issuing licences for previously unlicensed properties, expiring licences or property sales.

Once an application is received, the Manager of Development Services may request comments from other departments or agencies in respect of the short-term rental. The Manager may require an inspection of the short-term rental prior to deciding on the application. Terms and conditions may be imposed on short-term rental licences in accordance with this by-law and as necessary to give effect to the by-law.

All new applications and applications for renewal are submitted online through Cloud Permit. Navigate to CloudPermit and follow the instructions to set up a user account (new users) or log in using an existing account (returning users).

Licences are limited under two conditions:

1. The percentage of properties on a street must not exceed 15 percent.
2. Properties must not be adjacent to a property with a valid licence.

Property owners must give written and signed authorization to another person to apply for a licence on their behalf. Any person or tenant applying for a licence must provide an authorization of agent form from the owner of the property with their application.

Before applying, make sure to gather required documentation to make the application process smoother.

• Application Form
• Proof of Property Ownership
• Owner's attestation
• Names and Addresses of Parties in a Legal Partnership
• Owner’s authorization where applicable (template)
• Government-issued identification
• Proof of Liability Insurance which includes a liability limit of no less than $2 million dollars ($2,000,000.00) per occurrence for property damage and bodily injury, and identifies that a short-term rental is being operated on the premises
• Responsible Person’s information
• Site plan (template)
• Parking management plan (template)
• Fire safety plan (template)
• Proof of septic maintenance, inspection, and pump-out services within the last five (5) years
• Current photo of the exterior front of the short-term rental building (must not be hidden by large trees, shrubs, etc.)
• Fee

Note that the site plan and parking plan can be shown on the same drawing. They do not need to be completed by a professional. Drawings must be legible, detailed and show all structures, parking area, septic system, street, etc.

A fee of $750.00 is due with each registration. Payment can be made using cash, cheque, debit, through online banking using a customer ID or using Paymentus, a third-party credit card payment service.

Failure to submit the appropriate fee will result in no licence being issued.

Pay online with a debit/credit card on Cloudpermit using Paymentus

Paymentus is a third-party service provider, which enables debit/credit card holders to make registration payments with Visa, Mastercard, and debit with a 2.5% service fee payable to Paymentus. Two charges will appear on your card statement when you use the online payment option through Cloudpermit:

1. A principal payment amount (registration fees), showing as a payment to the Municipality of Bluewater
2. A service fee amount, showing as a payment to Paymentus-Service-Fee

Please note that credit card payments are accepted for online payments only. Credit card payments will not be accepted at the Municipal Office or Development Services Office.

Refunds

Refunds can be requested under certain conditions and are calculated at a percentage of the current fee. No refund will be issued unless it satisfies one of the four tiers outlined in the Fees and Charges By-law. Refund requests shall be submitted in writing.

The stages of the application and corresponding refund amount are:

1. Application submitted: number of STRs licensed exceeds maximum allowed in area. Refund amount is 100% or $750.
2. Application submitted: no review, no by-law enforcement, application filed only. Refund amount is 90 per cent or $675.00.
3. Application submitted: review for completeness (high level), no by-law enforcement, application filed. Refund amount is 70 per cent or $525.00.
4. Application reviewed: submitted and reviewed, information missing, no licence issued, no by-law enforcement. Refund amount is 40 per cent or $300.00.
5. Application fully reviewed: full review, no by-law enforcement, licence not issued. Refund amount is 20 per cent or $150.00.

Operators may appeal a refusal, revocation, or suspension of a licence to Council. The licensing by-law sets out the terms of the appeal. Requests for appeal shall be made in writing to the Manager, setting out the reasons for the appeal and shall be accompanied by the appeal fee. The appeal must be made within fourteen (14) days after service of the written notice of the Manager’s decision. Council shall meet within 30 days after receiving the application for appeal.

It is the licensee's responsibility to ensure the Municipality has the correct information on file. To update information:

1. Access your application or licence in Cloudpermit. 
2. Make a change to a mailing address or responsible person in Parties to the Application.
3. Make a change in any legal document by uploading the new document.

If you have sold your property and are no longer operating as a short-term rental, please notify the Municipality within 10 days.

Question: Who is responsible for the rental?

While several people may be involved with a rental property, the property owner is ultimately responsible. Owners must assign and identify a Responsible Person for managing and addressing issues in absence of the owner. The Responsible Person must be located within 30 minutes of the rental property and be available for emergency calls. The Owner may also authorize another person to apply for a licence on their behalf. Permission must be written using the form provided by the Municipality. 

Question: What type of septic inspection is required?

Owners are required to do a visual inspection of their septic system to ensure the system is in good working order and submit a record of the pump out. This includes a receipt or letter.

The Ontario Building Code states that for residential dwellings, the size of a sewage system is based on the number of bedrooms, finished area of the dwelling and the number of plumbing fixtures. Anyone concerned that a sewage system is not working properly can contact the municipal office and the complaint will be investigated. Every sewage system requires regular maintenance to ensure it is operating safely and efficiently.

Question: What type of insurance is required?

Property owners must hold liability insurance of not less than $2 million dollars per occurrence for property damage and bodily injury.

Question: How does the demerit point system work?

Without prejudice, demerit points may be assessed against a short-term rental under specific conditions. Demerit points shall remain in place for two years from the date they were assessed. A short-term rental licence may be suspended for not longer than six months if the total demerit points is at least seven (7). A licence may be revoked if the total demerit points is at least fifteen (15). The Municipality will notify the owner of a suspension or revocation of a short-term rental licence. A full explanation of the demerit point system can be found in the by-law.

Question: Can I provide or sell food or drinks?

Where rooms are rented, providing or selling meals and/or drink is strictly prohibited as this would be considered a bed and breakfast establishment. Bed and breakfasts are only permitted on properties with specific zoning that permits this use.

Commonly requested by-laws can be found on our by-laws page. Of note to renters are the parking by-law and noise by-law. It is a good idea to familiarize yourself with other rules and regulations affecting our area.

Short-term rental operators will indicate the number of renters possible for their rental.

However, under the Municipality of Bluewater's short-term rental licensing program the number of renters is based on the number of bedrooms plus two. A bedroom means a room or area used, designed, equipped, or intended for sleeping and as defined by the Ontario Building Code. The maximum permitted occupancy shall not exceed two (2) persons per bedroom per short-term rental at any given time. Maximum two additional occupants or renters are permitted above the bedroom occupant load set in accordance with the by-law, unless the septic design or parking management plan limits the number of occupants/bedrooms then maximum occupancy will be based on respective design.

For example, a three-bedroom dwelling has a permitted occupant load of eight (8) persons.

Short-term rental operators will indicate whether visitors are permitted. However, under the Municipality of Bluewater's short-term rental licensing program, visitors are permitted provided the maximum occupant load is not exceeded on the property.

Licences cannot be transferred with the sale of a property. Sale of licensed property renders the current licence invalid. 

The licensee shall notify the Manager of Development Services within ten (10) days of any changes. Changes to provide to the Manager of Development Services include:

• Ownership changes (property or business)
• Address changes
• Liability insurance policy changes
• Changes to a plan (site, parking, fire)

The purchaser cannot assume that notification will be provided by another department within the Municipality of Bluewater.

If you have purchased a property that was previously licensed as a short-term rental and you plan to operate as one, you will need to submit a new licence application, supporting documentation and fee.

There is no guarantee that a licence will be issued just because a short-term rental previously operated at the location as licences are limited under two conditions:

1. The percentage of properties on a street must not exceed 15 percent.
2. Properties must not be adjacent to a property with a valid licence.

If you are purchasing a property with the intent to operate it as a short-term rental where none operated before, you will also need to submit an application.

The new property owner shall not operate a short-term rental business during the application review period. Applications are reviewed for compliance with the short-term rental licensing by-law. Potential decisions are to refuse an application or grant a licence. Applicants receive the decision in writing. There is no guarantee that a licence will be granted.