As council moves to approve Airbnb bylaw, landlord wants them to reconsider

As the owner of three Airbnb rental properties in London, Ont., Adam Wayland says he doesn't have a problem with the city's move to bring in licensing. He just doesn't like the plan that's up for a final vote at Tuesday's council meeting. 

In particular, he's opposed to language in the proposed bylaw that would restrict short-term rentals (STAs) to properties where the owner lives. In other words, the part of the bylaw that targets owners of multiple rental units.

"We're not saying we shouldn't be licensed in some way, shape or form, or that we shouldn't be accountable to the building code and property standards, " said Wayland, who became an operator of short-term rentals when his career with the RCMP ended. "We're saying: 'Don't kill our small businesses. Use your existing bylaws, put more monitoring in and charge us the tax but don't kill our small businesses.'" 

On Tuesday afternoon council will vote on a bylaw that's aimed at striking a balance between allowing homeowners to rent out rooms in houses they own and live in while also restricting the rapid growth of STAs. The bylaw is particularly directed at properties being operated as a business by absentee landlords who run multiple STAs in residential neighbourhoods ill-equipped to absorb them. 

However, Wayland says councillors haven't taken a close look at how the sector actually works, and the economic benefits it provides. 

"They're not understanding the nuances of short-term rental hosting," said Wayland. "Council is moving to shutter 300 plus small host businesses at a time when they're needed to rebuild the economy."

Wayland doesn't deny that problem operators exist, but says they can be easily addressed through existing bylaws. He also points out that Airbnb rules have now barred so-called party houses. 

However, city staff reports presented to council suggest the number of STAs in London — pegged at about 650 right now — is growing at a rate of about four per cent a year. The reports say many landlords are shifting to STAs — as Wayland did — and in the process, removing long-term rental stock in a city with serious housing shortage. 

A city report says about 90 per cent of STAs are listed on the Airbnb platform, and that commercial operators who own multiple listings make up about 50 per cent of all Airbnb revenue.

In some London neighbourhoods, Airbnb rentals have triggered complaints from neighbours. A letter signed by 14 residents of Ewald Place in Oakridge Acres says a house on their street listed on Airbnb is a problematic party house. 

"Unsupervised, over-refreshed revellers spill into the yard and around the pool with little regard for those of us who have cared for our families, our neighbours and our properties," their letter reads. "The proprietor has established a commercial enterprise, masquerading as a bed and breakfast, on a formerly quiet street."

The proposed bylaw would charge STA guests the same four per cent municipal accommodation tax that hotel guests pay, which Wayland said is a good step.

"They could use the money for more bylaw enforcement," he said. 

Wayland said the platform's review and rating system ensures Airbnb owners keep their properties in good shape. He said the proposed bylaw is unfair because it holds STA operators to a much higher standard than landlords of long-term rentals and student housing.