Wise Property Management · Edmonton
Airbnb Management Edmonton.
Open To Investors, Same As Calgary.
Edmonton publishes no principal residence requirement. A property you do not live in can be licensed and run as a short term rental, the same as in Calgary. I already operate here, and this page states what the City publishes and stops where the City stops.
Edmonton requires a Residential Rental Accommodation (Short-Term) business licence for each dwelling used as a short term rental. The City publishes no principal residence requirement and no annual night cap. A development permit and a building permit are required once four or more sleeping units are rented separately in one building. Wise Property Management licenses, lists and operates the unit at twenty percent of net revenue.
Alberta Tourism Levy
On bookings made after 31 March 2026, up from four percent. Collected on the stay and remitted.
Penalty
Bylaw 20002, Schedule C, for conducting business in a short term rental without a valid licence.
Sleeping Units
At four or more rented separately, the building becomes a Lodging House and needs a development permit.
Licensed Short Term Rentals
On the City’s own open business licence register, read 17 September 2026.
What Edmonton Actually Requires
Four things decide whether a property can operate. Every figure here was read off the City of Edmonton site or its Business Licence Bylaw on 17 September 2026 and is cited at the bottom of this page.
One Licence Per Dwelling
A valid Residential Rental Accommodation (Short-Term) business licence is required for each dwelling used for short term home rental. The category is Tier 2 under Business Licence Bylaw 20002 and the application carries an operational plan covering guest and property management.
Application and renewal handled under management
The City Does Not Publish The Fee
Bylaw 20002 delegates the amount: the City Manager determines the fee for each tier and term. The fee schedule carrying the figure is a document I could not retrieve, and the renewal amount is not published at all, it is sent to the owner on the renewal notice. A figure I cannot confirm does not go on this page. Call 311 or ask on the application and you will have it in a day.
Confirmed with the City during onboarding
No Principal Residence Rule Is Published
Nothing on edmonton.ca or in Bylaw 20002 restricts this licence to a home you live in, and the City’s own open register lists thousands of active licences. That is a statement about what the City publishes, which is the only claim a website can support. Alberta is the only province on this site where both major cities read this way.
Both owner occupied and investment units operated
Six Percent Goes To The Province
The Alberta Tourism Levy is six percent of the purchase price of accommodation on bookings made after 31 March 2026, raised from four. It is collected on the stay and remitted. It is not revenue and it never lands in your net.
Tracked and remitted under management
Edmonton In Public Data
Two figures from public registers and national statistics, both under open licences that permit this use. Neither is a revenue number.
licensed short term rentals
On the city’s own public register, refreshed daily. This is the competing set, counted rather than estimated.
Contains information licensed under the Open Government Licence – Edmonton. Source: City of Edmonton Open Data.
What I Run In Edmonton
One team instead of three vendors pointing at each other. Twenty percent of net revenue, month to month, no onboarding fee and no monthly minimum.
Guest Communication
Fast responses, pre arrival messaging, check in support and full stay coverage, on the same clock as every property under management. You never have to answer a guest.
Turnover Management
Scheduling, quality control, laundry and staging on every reset, with photo proof filed against the property. Outside Calgary the crew is local, vetted and run to the CleanStays standard.
Issue Coordination
Maintenance, access problems and urgent requests routed to a vetted local trade and quoted before any work happens. Nothing gets done and then billed.
Listing And Rate Strategy
Photography direction, title, description and amenity strategy, plus pricing and review management. In a capped market the calendar is managed for rate, not for occupancy.
Registration And Tax Admin
Registration, annual renewal, the licence number displayed on the listing, and accommodation tax tracked and remitted. The part owners forget until the city writes to them.
What Is Different About Edmonton
The threshold that turns a house into a regulated building, the gap the City leaves open, and the thing that is only true in Calgary.
Four Sleeping Units Changes The Building
Rent four or more sleeping units separately in one building and it becomes a Lodging House under the Zoning Bylaw, which needs a development permit and a building permit before it can operate. The threshold catches people converting a large house room by room, and it is the single most expensive thing to discover after the renovation.
The City Puts The Condo Check On You
Edmonton states that some condominium or homeowner association bylaws do not allow short term rentals and that it is the host’s responsibility to check before applying. The City does not verify it and will licence you anyway. Read the bylaws before you furnish anything.
A Building Permit For The Renovation, Too
Any residential construction inside the home to accommodate a short term rental, such as adding a bedroom or finishing a basement, needs a building permit in its own right. An unpermitted basement bedroom is a problem twice over, once at the City and once at your insurer.
Calgary Crews Do Not Drive To Edmonton
CleanStays and Wise Property Services are Calgary companies with Calgary crews. In Edmonton I manage the property and coordinate vetted local cleaning and trades against the same written standard. Said plainly here rather than implied everywhere else.
Why Guests Book Edmonton
Demand here is event led and institution led rather than evenly spread. These are the drivers a listing is positioned against.
The Festival City
K-Days in July and the Edmonton International Fringe Theatre Festival in August are the two blocks that reprice the whole calendar. A listing that is not repriced for those weeks is the one still showing weekday rates in the busiest fortnight of the year.
The University And The Hospitals
The University of Alberta and the health campuses produce a steady stream of longer stays that do not follow the tourist season at all. Those are the bookings that carry January.
West Edmonton Mall And The River Valley
A destination retail anchor that draws overnight family trips from across the prairies, plus North America’s largest urban parkland along the North Saskatchewan.
Neighbourhoods Guests Search By Name
Old Strathcona, Whyte Avenue, Oliver, Garneau and Downtown. Guests search the neighbourhood before they search the city, and the listing title has to answer the search they actually ran.
Edmonton Questions
Nothing on the City of Edmonton website or in its Business Licence Bylaw publishes a principal residence requirement for a short term rental, and the City’s own open register lists thousands of active licences. That is a statement about what the City publishes rather than a legal opinion, and it is the only claim a website can honestly support. Confirm your own situation with the City before you buy.
A Residential Rental Accommodation (Short-Term) business licence, one for each dwelling used as a short term rental. The category is Tier 2 under Business Licence Bylaw 20002 and the application includes an operational plan covering guest and property management. Alberta Health Services is notified of these applications and may have requirements of its own.
The City does not publish the figure. Bylaw 20002 delegates it to the City Manager, who sets the fee for each tier and term, and the renewal amount is not published at all, it arrives on the renewal notice by mail. Rather than print a number I cannot trace to the City’s own page, this site leaves it blank and says why. Call 311 or ask at application and you will have the current figure in a day. It is confirmed during onboarding.
The City publishes none. No maximum number of nights per year appears on edmonton.ca or in Business Licence Bylaw 20002. As everywhere else on this site, that is a statement about what the City publishes and not a claim about what the bylaw contains.
When four or more sleeping units are rented out separately in one building. At that point the building meets the Zoning Bylaw definition of a Lodging House and a development permit and a building permit are both required before it operates. Separately, any construction inside the home to accommodate the rental, such as adding a bedroom or finishing a basement, needs its own building permit.
No. Edmonton states that some condominium or homeowner association bylaws do not allow short term rentals and that it is the host’s responsibility to check them before submitting an application. The City does not verify your condo bylaws and will issue the licence regardless. Read them first.
No. Wise Property Management is a Calgary company and it manages properties across Canada, including in Edmonton. Here I run the property and coordinate vetted local cleaning and trades to the same written standard used in Calgary. The in house crews, CleanStays and Wise Property Services, are Calgary only. That is said here rather than discovered later.
Twenty percent of net revenue, month to month, with no onboarding fee and no monthly minimum. Cleaning is billed to the guest as a turnover fee rather than to you, and maintenance is quoted before any work happens. The fee is the same in every market.
Send Me The Edmonton Property
Three short steps. It takes about a minute, and it tells me enough to price the opportunity before we speak.
Got it.
I read every one of these myself. You will hear back with what the property should earn against the Edmonton rules and what it would take to run it.
Where These Numbers Come From
Every figure on this page, checked 17 September 2026. Rules change. Confirm against the City before you list.
Short-Term Home Rentals
City of Edmonton. The licence requirement, the four sleeping unit development permit threshold, the building permit rule for renovations, and the condominium bylaw responsibility.
Read it at the source
Business Licence Bylaw 20002
City of Edmonton. Schedule B places this category at Tier 2 and requires an operational plan. Section 23(b) delegates the fee. Schedule C carries the $1,000 penalty for operating without a licence.
Read it at the source
Lodging House, Zoning Bylaw
City of Edmonton. The four or more separately rented sleeping units definition that triggers the development permit.
Read it at the source
Alberta Tourism Levy
Government of Alberta. The six percent rate on bookings made after 31 March 2026 and who is required to register and remit.
Read it at the source
Registration, night caps and accommodation tax are set by the municipality and change. Confirm the current rules, and your own condominium declaration or lease, before you list. Nothing here is legal advice.
Send Me The Address.
I Will Tell You What It Does.
Confirm your condo bylaws allow it, then tell me the building and the bedroom count. You get back what it should earn against the real comparable set and what it would take to run it.