What 6 years as an Airbnb host taught me, and how to pivot
I listed my first place on Airbnb six years ago, and I had no idea how much the job would change. Since then I've earned Superhost status, collected 440 reviews with a 4.86 rating, and watched the rules for short-term rentals in BC get rewritten more than once. Along the way I've had to change course too. Here's what those years taught me.
The rules changed, and fast
In late 2023 BC passed the Short-Term Rental Accommodations Act, and the effects reached almost every host I know. Since May 1, 2024, a provincial principal-residence requirement has applied in municipalities of 10,000 people or more and some smaller neighbouring communities, and other communities can opt in each year. Where it applies, you can generally rent out only the home you live in, plus one secondary suite or accessory dwelling unit on the same property.
Then came the provincial registry. Since May 1, 2025, every short-term rental in BC needs a provincial registration number shown on its listing, even outside principal-residence areas. Registration is per unit and has to be renewed every year. Platforms like Airbnb and Vrbo now have to check those numbers against the registry and take down listings that don't have a valid one.
And local rules still sit on top of all that. Many towns require a business licence, and its number has to appear on your listing too. Here in Gibsons, the Town caps business licences for short-term rentals that aren't the operator's principal residence at 35 outside the Lower Gibsons commercial zone. That cap has been reached, so new applicants join a waitlist.
The lesson? Being legal isn't a box you tick once. It takes a few layers of paperwork, renewed every year, and the details depend on exactly where your property sits.
Airbnb changed too
The platform itself looks very different from when I started. In late 2023 Airbnb launched Guest Favourites, a badge for the most-loved homes based on ratings, reviews and reliability. It also overhauled reviews, so guests can now sort by lowest rating. Airbnb says it has removed more than 400,000 listings that didn't meet its quality standards since updating its quality system in 2023.
Pricing changed as well. In April 2025, showing the total price with fees became the standard for guests worldwide, and Airbnb has been moving hosts to a single service fee taken from the host payout. Guests now compare full prices side by side, so your price, your photos and your reviews all have to earn that click.
What I've learned is that good hosting compounds. Small things like clear check-in, a spotless space and quick replies show up in your reviews, your reviews show up in your ranking, and your ranking shows up in your calendar.
How I pivoted
For years I ran The Nook and La Casa near Sechelt. I loved those cabins and the guests who found them. But when the provincial rules changed, I had to close down The Nook and La Casa, because I didn't live on site.
Today I run Soak & Sea on my own property, where I live on site. I also host Redwood Cottage for an owner who lives on that property, and I list it on Vrbo as well as Airbnb. Two very different setups, both built to fit today's rules rather than fight them.
Pivoting didn't mean starting over. Everything I'd learned came with me: how to write a listing that converts, how to set up a home so guests feel looked after, how to keep a calendar full in the shoulder season, and how to run it all without being on call every minute of the day.
What I'd tell you over coffee
- Start with the rules, not the décor. Know what's allowed at your address before you buy a single throw pillow.
- Guests notice everything. Reviews are your real marketing, so design every stay to earn a great one.
- Build it to run smoothly. Good systems make the difference between a rental that runs your life and one that fits into it.
- Stay flexible. The rules will change again. The hosts who do well are the ones ready to adjust.
I've learned most of this the hard way, so you don't have to. I know what keeps a place booked, legally operating and easy to manage, and I'd love to help you figure out what that looks like for yours.
Thinking about hosting, or wondering if your rental could do better? Book a free 20-minute call and let's talk about your place.
Sources: Province of BC, Principal residence requirement, Short-term rental registration and Platform requirements; BC Gov News, May 2024 rules and 2025 registry; Town of Gibsons, Short-term rentals; Airbnb, 2023 Winter Release, Global Quality Report, Total price display and Service fees. Accessed Nov 4, 2026. This post is general information, not legal advice.
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