TL;DR - We confirmed Airbnb is miscounting nights on at least one of the listings we manage in Toronto. Their Regulations tab reported a number higher than the actual nights used. Airbnb support investigated and confirmed our count was correct. Their engineering team is aware of the issue but has not committed to a fix timeline or a proactive correction across affected accounts. If you operate an Airbnb in Toronto, you need to audit your own count, because the number Airbnb reports is the number the City enforces against, and you could be losing a night of revenue.
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Free Night CalculatorWhat we found
We track nights used across all platforms for every property we manage, using our own internal tool. On one property we manage, our tool showed 100 nights used in 2026. Airbnb's Regulations tab showed 101. One night off.
On most listings, a one-night discrepancy doesn't matter. On a listing tracking toward the 180-night cap, it matters enormously, because Airbnb would have auto-capped the listing at what it believed was 180 when we were actually at 179.
We escalated. After several days of back-and-forth, Airbnb support confirmed the error. Here's the relevant portion of the conversation:
"I can confirm that the nights booked for the year 2026 is indeed a count of 100. Upon checking the reservation for Nataly (reservation redacted), 2 nights were counted for the year 2025 and 1 night for 2026."
"As for the inaccuracy of the number of nights booked on the Regulations tab, I will have that documented on our end as pointers to improve our system."
A later message:
"I have received communication from our engineering team, and they are actively working on a solution. While we do not have an update to share at this moment... we will have to proceed with closing this case as the team is unable to provide a timeline on when a fix will be in place."
So the issue is known to Airbnb engineering. No fix date. No confirmation that other affected accounts have been corrected. We can only assume the precedent exists now if you need to escalate your own.
One night is one thing. The real question is: what else is Airbnb getting wrong?
The number on your Regulations tab is the same number being reported to the City of Toronto. If it's off by one on our listing, how do we know it's not off by more on yours? How do we know what's being reported against your registration number right now is accurate at all? Airbnb's own engineering team couldn't give us a timeline, couldn't confirm the scope of the issue, and closed the case without telling us whether any other accounts had been corrected.
The City doesn't audit the platform's math. The City accepts whatever number the platform reports and enforces against it. That means the burden of verification is entirely on you, the host.
We built a calculator that takes your Airbnb reservation export, filters out what doesn't count toward the 180 (cancellations, 28+ night stays), and pro-rates every reservation correctly by calendar year. It runs the math the same way the bylaw does.
How to use it:
Make a copy of the sheet (File → Make a copy).
Go to airbnb.ca/hosting/reservations. Set your date filter to January 1st to December 31st of the same year and set status to All. Export to CSV. If Airbnb paginates (it does, around 40 rows), click Next and export each page.
Paste the rows from every CSV page into the Raw Data tab of your copy.
Check the Summary tab. Compare that number to the number Airbnb's Regulations tab is showing you.
If the two numbers don't match, Airbnb's count is wrong on your listing. It doesn't matter what's causing it — what matters is that the number being reported to the City is not the number you actually operated.
Screenshot both numbers. Airbnb's Regulations tab and the total from the calculator.
Open a support case through Airbnb host support. Request escalation to their engineering team to resolve the miscalculation, and ask them to confirm what number is being reported to the City of Toronto for your listing.
If the City has already suspended your STR license because Airbnb reported you over 180 nights, and you believe that number is wrong, there is a path back. It isn't quick, and it isn't easy, but it works.
We've done it for a client. The process:
File a Freedom of Information request with the City of Toronto for the data Airbnb reported against your registration number. This is the official record being enforced against you, and you are entitled to it.
Cross-reference it against your own reservation data from every platform you operate on. Identify the discrepancies.
Petition the City for reinstatement with the documented evidence of the miscount. This is where most hosts give up, because the City is not obligated to reverse a suspension just because you ask nicely. You need the receipts and you need to know how to present them.
We took a client through this entire process and got their license reinstated. It took weeks. Their listings were dark the whole time. The lost revenue from those weeks was significant — but it was recoverable. A permanently suspended license is not.
If you're in this position and you need help navigating it, reach out to our team, this is what we do!
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