Author: AirKeeper

Australia’s short-term rental landscape is evolving, with new regulations frequently introduced to address housing availability, community standards, and market fairness. Recent changes, such as Victoria’s introduction of a 7.5% levy on short-stay properties, highlight the need for property owners to stay informed about legal obligations. Navigating these regulations is crucial to avoid fines, penalties, or disruptions that could impact rental income.

AirKeeper’s expertise in short-term rental management ensures property owners can confidently meet compliance requirements without the stress of managing the complexities themselves. By staying ahead of regulatory changes, we help property owners keep their investments running smoothly while providing guests with a safe and enjoyable stay.

Supporting Fairness and Growth

At AirKeeper, we believe that clear regulations are essential for building transparency and trust within the short-term rental industry. Our team actively monitors legislative developments to ensure our clients’ properties remain compliant and competitive. We advocate for fair and balanced policies that support the growth of the short-term rental sector without disproportionately burdening property owners.

By setting consistent standards, regulations help protect the interests of both property owners and guests, fostering a professional and reliable marketplace.

Overview of Airbnb Legal Requirements in Australia

Listing a property on Airbnb involves adhering to several general regulations that apply across Australia. These guidelines are designed to maintain safety, transparency, and compliance for both hosts and guests.

General Rules for All Hosts

Short term rental hosts must ensure their properties meet basic safety and accessibility standards. This includes functional smoke alarms, appropriate emergency exits, and adherence to local fire safety codes. Additionally, hosts are required to provide truthful information in their listings and maintain clear communication with guests regarding house rules and expectations.

Zoning Laws and Permits

Local zoning laws determine whether a property can be used for short-term accommodation. In some areas, permits or special approvals may be required before listing a property on platforms like Airbnb.

Tax Obligations

Income generated through short term rentals is considered taxable and must be reported. Hosts should also be aware of potential Capital Gains Tax implications, particularly for properties partially rented out.

Insurance Considerations

Standard homeowner insurance policies often do not cover short-term rentals. Airbnb offers its Host Guarantee and Liability Insurance programs, but additional short-term rental insurance may be necessary to address coverage gaps.

Legal Requirements by State

Queensland

In Queensland, local councils play a significant role in regulating short-term rentals. Requirements vary depending on the area, with some councils mandating development approvals or permits for properties listed on platforms like Airbnb. For example, the Sunshine Coast Regional Council requires a development application for properties operating as short-term accommodations in certain zones.

Notable Cities

Brisbane: Brisbane City Council is considering introducing a permit system for short-term rentals. While still under review, these permits may involve fees and compliance requirements focused on housing availability and community standards.

Gold Coast: The Gold Coast City Council monitors short-term rental properties closely. While no specific permit system is currently in place, property owners are expected to comply with zoning and residential use restrictions.

Sunshine Coast: The Sunshine Coast has stricter zoning laws, often requiring development approvals for short-term rental properties in low-density residential zones.

Zoning and Noise Restrictions

Statewide, hosts must ensure properties adhere to zoning laws and are in areas approved for short-term accommodation. Noise restrictions and proper waste management are also important considerations to maintain good community relations.

New South Wales

New South Wales (NSW) has implemented specific regulations for short-term rental accommodations (STRA) to address housing availability and ensure community standards. Hosts must comply with state guidelines as well as any additional requirements from their local council.

STRA Regulations and Caps

NSW imposes a cap of 180 days per calendar year for non-hosted properties in Greater Sydney, though this limit may vary outside the metropolitan area. Hosted properties, where the host resides on-site during a guest’s stay, are not subject to this cap.

Registration Requirements

All STRA properties in NSW must be registered through the NSW Government’s STRA portal. The registration process involves providing key property details, including location, owner information, and compliance with planning and safety regulations.

Compliance with NSW Fair Trading

Hosts must comply with the NSW Fair Trading Code of Conduct, which covers guest safety, dispute resolution, and operational standards. Violations, such as noise complaints or misleading listings, can result in penalties, registration suspension, or removal from platforms like Airbnb.

Local Council Requirements

Some local councils may impose additional planning approvals or zoning considerations. For example, properties in high-demand areas may require specific permits or adhere to stricter residential use rules.

Victoria

Victoria has introduced a range of regulations aimed at balancing the growing short-term rental market with housing availability and community concerns. Property owners must navigate statewide rules, including a newly introduced levy, alongside local council requirements.

New 7.5% Short-Stay Levy

Beginning in 2025, Victoria will implement a 7.5% levy on revenue earned from short-stay properties listed on platforms like Airbnb. This levy applies to all short-term rentals and is part of efforts to address housing affordability while maintaining a level playing field across the tourism industry. Hosts should account for this additional cost in their pricing strategies.

Planning Approvals and Zoning Considerations

Properties used for short-term accommodation must comply with local council planning laws, which vary across regions. In Melbourne, some areas may require permits or restrict short-term rentals in residential zones, particularly in areas experiencing high housing demand. Regional councils often have different standards but may still require adherence to zoning rules and building use classifications.

Additional Compliance Requirements

Hosts in Victoria must ensure properties meet basic safety standards, including smoke alarms, emergency exits, and adequate maintenance. Failing to comply with these regulations can result in penalties or fines.

Australian Capital Territory

The ACT does not have specific short-term rental regulations or a mandatory registration system for Airbnb properties. However, property owners must still adhere to general laws and guidelines to operate their short-term rentals legally and responsibly.

Safety Standards

Hosts must maintain safety requirements, including functional smoke alarms, secure emergency exits, and compliance with fire safety codes.

Tax Obligations

Income generated from short-term rentals in the ACT is subject to standard taxation rules. Hosts must report earnings as part of their taxable income and may be subject to Goods and Services Tax (GST) if their total revenue exceeds the threshold. It is essential to maintain accurate records of earnings and expenses for compliance.

Planning and Zoning Laws

Short-term rentals must adhere to zoning laws and building classifications. Some residential areas may have restrictions on short-term accommodation, so it is important for hosts to verify whether their property is eligible. Non-compliance with zoning regulations can lead to penalties or enforcement actions.

Key Legal and Tax Considerations for All Hosts

Operating a short-term rental property involves several financial and legal responsibilities that hosts must understand to remain compliant and maximize their profitability.

Income Tax Reporting

Earnings from Airbnb rentals are considered taxable income under Australian tax law. Hosts must declare this income in their annual tax return, regardless of the property’s occupancy rate. However, hosts can offset taxable income by claiming deductions for expenses directly related to their rental activity, such as cleaning, maintenance, utilities, and platform service fees.

Capital Gains Tax (CGT) Implications

Renting out a property, even partially, may impact Capital Gains Tax exemptions when the property is sold. Hosts should consult a tax professional to understand how Airbnb use might affect their CGT liability, particularly for properties that are also a primary residence.

Goods and Services Tax (GST)

While Airbnb services are not generally subject to GST, hosts who exceed the annual revenue threshold of $75,000 across all income streams may need to register for GST. Keeping detailed financial records is essential for compliance.

Insurance Requirements

Standard homeowner insurance policies often do not provide adequate coverage for short-term rental activities. Airbnb offers liability insurance for hosts, but additional policies tailored to short-term rentals may be required to cover gaps, such as property damage caused by guests or loss of income during repairs.

Key Tips for Staying Compliant

1. Keep accurate financial records of all income and expenses.
2. Stay informed about your tax obligations, including changes in legislation.
3. Consider consulting tax professionals to optimize your deductions and ensure full compliance.

How AirKeeper Helps Property Owners Stay Compliant

Navigating the complex web of short-term rental regulations can be daunting for property owners, but AirKeeper is here to simplify the process. Our expertise ensures that every property under our management meets legal requirements, allowing hosts to focus on maximizing their returns without the stress of compliance.

Proactive Monitoring of Regulatory Changes

AirKeeper continuously monitors local, state, and national regulations to keep our clients informed of any changes that might impact their properties. This proactive approach ensures compliance at all times, helping owners avoid fines or disruptions.

Streamlined Registration and Permits

We can assist in registering properties and obtaining necessary permits. Whether it’s navigating New South Wales’ STRA portal or meeting zoning requirements in Queensland, AirKeeper ensures a seamless process.

Tax Compliance Support

Our team provides guidance on tax obligations, helping property owners accurately report Airbnb income and claim eligible deductions. We also assist in understanding more complex implications, such as GST thresholds and Capital Gains Tax considerations.

Advocating for Fair Regulations

AirKeeper actively engages with industry stakeholders to promote fair and balanced regulations. By advocating for policies that support property owners while fostering transparency and trust, we ensure that short-term rentals remain a viable investment.

By partnering with AirKeeper, property owners gain a trusted ally who takes the guesswork out of compliance, allowing them to enjoy the benefits of short-term rentals with confidence.

Looking for a Partner? Talk to AirKeeper

Understanding and complying with the legal requirements for your short term rental is essential for avoiding fines, penalties, or disruptions. From navigating state-specific regulations to managing tax and insurance obligations, staying compliant ensures a smooth and profitable hosting experience. However, keeping up with evolving rules can be challenging, especially for busy property owners.

That’s where AirKeeper comes in. With our deep expertise in short-term rental management, we take the stress out of compliance, allowing you to focus on what matters most.

Ready for stress-free short-term rental management? Let AirKeeper handle the complexities of compliance while you enjoy the returns. Book a free property appraisal today!

Hosting on Airbnb for the first time can be an exciting venture. It’s a chance to earn extra income, meet travellers from around the world, and make the most of your property. However, first-time hosts often discover that managing a short-term rental comes with its own set of challenges.

With years of experience professionally managing short-term rentals across Australia, we’ve compiled 10 essential tips to help you navigate the journey. Whether you’re self-managing or considering professional support, these insights will set you up for success.

1. Create a Standout Listing

Your Airbnb listing is your first opportunity to grab a potential guest’s attention, so make it count. Start with high-quality photos that showcase your property’s best features. Bright, well-composed, professionally taken images can significantly boost interest.

Pair these visuals with a detailed, accurate, and engaging description. Highlight unique aspects of your space, such as proximity to local attractions, special amenities, or a cosy ambiance. 

2. Research Your Local Market

Understanding your local market is key to staying competitive as an Airbnb host. Research similar listings in your area to gauge pricing, demand, and guest expectations. Look for patterns in seasonal fluctuations and identify any gaps in the market that your property could fill.

Leveraging dynamic pricing strategies can help you adjust your rates based on real-time demand. If this sounds complex, professional management services like AirKeeper can handle it for you, ensuring your property stays competitively priced year-round.

3. Set Realistic Expectations

Managing guest expectations is crucial for maintaining positive reviews and avoiding disputes. Be upfront about your property’s features and limitations in your listing description. If your home is cosy but compact, or if parking is limited, let potential guests know in advance. Accurate descriptions help guests make informed decisions, reducing the risk of dissatisfaction.

When expectations align with reality, guests are more likely to leave glowing reviews.

4. Offer Essential Amenities

Providing the right amenities can make a significant difference in guest satisfaction. Focus on the essentials: ensure your property is spotless, offer reliable Wi-Fi, and stock necessities like fresh linens, toiletries, and kitchen basics.

Consider adding thoughtful touches such as a welcome guide or complimentary snacks to create a memorable experience.

5. Communicate Clearly and Promptly

Respond to guest inquiries quickly and provide clear, detailed information about the booking process, check-in instructions, and house rules. Setting the right tone early helps build trust and ensures guests feel supported throughout their stay.

Establishing clear communication channels can also help prevent misunderstandings and foster a positive guest experience, encouraging better reviews and repeat visits.

6. Create a Smooth Check-In Process

An easy check-in experience sets the tone for a guest’s stay. Consider offering keyless entry options, such as smart locks or lockboxes, to provide flexibility and convenience. If you prefer a traditional approach, ensure your guests receive clear, step-by-step instructions for manual check-in.

Additionally, provide detailed directions to your property and any necessary parking information. A hassle-free check-in process helps guests settle in quickly and starts their stay on a positive note.

7. Prioritise Cleanliness and Maintenance

Cleanliness is non-negotiable for short-term rentals. Ensure your property is thoroughly cleaned and inspected after each guest. Regular maintenance is equally important and addressing minor issues promptly prevents them from becoming major problems. Consider scheduling routine checks for appliances, plumbing, and other essentials.

A well-maintained property can both improve the guest experience and help you avoid costly repairs in the long run.

8. Handle Guest Reviews Proactively

Guest reviews are crucial for building your reputation on Airbnb and other platforms. Respond to reviews promptly, thanking guests for positive feedback and addressing any concerns raised in less favourable ones. Use constructive criticism as an opportunity to improve your hosting practices.

By showing that you value guest input, you can turn even a mixed review into a chance to enhance your property’s appeal.

9. Understand Legal Requirements and Regulations

Navigating the legal landscape of short-term rentals can be daunting, especially for first-time hosts. Regulations vary by location, covering aspects such as permits, taxes, and zoning laws. Familiarise yourself with the rules in your area to ensure compliance and avoid potential fines.

Professional management services like AirKeeper stay up-to-date on these requirements, handling legal complexities so you don’t have to. 

10. Be Prepared for Emergencies

Unexpected issues can arise at any time, from maintenance problems to guest disputes. Having a plan in place ensures you can respond quickly and effectively. Keep a list of trusted local service providers for urgent repairs and be ready to handle guest concerns promptly. Remember, emergencies don’t follow a 9-to-5 schedule, so you’ll need to be available 24/7.

Alternatively, professional management services like AirKeeper can take this burden off your shoulders, offering round-the-clock support and peace of mind.

Why Consider Professional Management?

While self-managing your Airbnb property can be rewarding, it also demands significant time and effort. AirKeeper simplifies the process by handling every aspect of hosting, from crafting a standout listing to managing guest communication and dynamic pricing.

With AirKeeper, you gain access to local market insights and compliance expertise, ensuring your property is always competitive and operates within legal requirements.

Here’s how easy it is to get started with AirKeeper:

Property Assessment – Begin with a consultation to evaluate your property’s potential. Within 24 hours, you’ll receive a custom appraisal featuring detailed market analysis and revenue projections tailored to your goals.

Onboarding & Listing Creation – Once onboard, your dedicated Area Manager takes over. They’ll arrange a property inspection, professional photography, and styling to showcase your space. Eye-catching listings will be live within 7–10 days on major platforms.

Start Earning – With everything set up, your property is ready to welcome guests. From here, AirKeeper manages the day-to-day operations, so you can enjoy the benefits of increased income without lifting a finger.

Ready to maximise your property’s potential without the hassle? Book a call with AirKeeper today and let us handle the rest!

The linens you choose for your Airbnb can make all the difference in how guests feel during their stay. Quality bedding isn’t just about comfort, it’s a key factor in getting the positive reviews that keep your property booked. With so many options out there, picking the right sheets, pillowcases, and duvet covers can seem like a lot. But by focusing on comfort and durability, you can create a welcoming space that helps guests feel right at home.

First Impressions Matter!

When guests walk into your property, one of the first things they’ll notice is the bed. Crisp, clean, and luxurious linen can set the tone for a positive guest experience and help you get great reviews.

What to Look for in Linen:

• Material: High-quality cotton, particularly Egyptian or Supima cotton, is often considered the best choice for bedding. It’s soft, durable, and breathable, providing a luxurious feel and lasting performance.
• Thread Count: While higher thread counts are often marketed as the best, it’s more important to focus on the quality of the threads themselves. For a balance of softness and durability, a thread count between 300 and 500 is ideal.
• Durability: Airbnb linens should be able to withstand frequent washing. Opt for linens designed for commercial use, as they are made to last through constant laundering while maintaining their look and feel.
• Ease of Care: Linens should be easy to clean and maintain. Stain-resistant or wrinkle-resistant options can help keep the property looking polished between turnovers.

AirKeeper’s Linen Sourcing

AirKeeper works with professional contractors who source high-quality hotel linens and supplies from trusted local and national suppliers across the country. By using commercial-grade linens, we ensure that each property is equipped with durable, luxury bedding that enhances the guest experience

Benefits of Professional Linen

• Comfort: High-quality linens add a layer of comfort that can lead to better sleep and, ultimately, better guest reviews.
• Consistency: By using professional suppliers, AirKeeper ensures the same high standard of linen is maintained across all properties, giving guests a consistently excellent experience.
• Cost-Efficiency: Commercial linens are designed to last longer and withstand heavy use, making them a more cost-effective solution over time compared to regular home linens

Why Choose AirKeeper?

Choosing the right bedding can be overwhelming, but AirKeeper makes it easy. Our team helps property owners select high-quality, durable linens that enhance guest comfort and elevate the overall experience. Beyond just selection, we take care of the regular cleaning and timely replacement of your linens, ensuring they’re always fresh, clean, and inviting. With our comprehensive housekeeping services, we provide everything you need—from cleaning to linen supply—so you don’t have to worry about a thing.

Book Your Free Property Appraisal

The right linens can transform your Airbnb property into a cosy retreat that guests will love. By focusing on comfort, durability, and guest satisfaction, you set the stage for glowing reviews and repeat bookings. Partnering with AirKeeper ensures your property is always equipped with top-quality bedding that impresses every time – book a call with our team for a free property appraisal today!

When it comes to your short-term rental investment, who you partner with makes a world of difference. At AirKeeper, we’re proud to be a fully licensed real estate company, which allows us to offer our clients enhanced protection, compliance, and expertise.

Licensing isn’t just a formality—it’s a critical safeguard for property owners and their investments, ensuring adherence to financial, legal, and ethical standards

1. Trust Account Compliance: Secure and Transparent Fund Management

As a licensed provider, AirKeeper follows strict trust account regulations, which means that all funds—whether they’re security deposits, rental payments, or other client funds—are handled with the utmost transparency and security.

By adhering to these regulations, we provide an added layer of financial security for both property owners and guests. Trust account compliance ensures that funds are kept separate from operational finances, offering protection that unlicensed companies may not provide.

2. Professional Staff Training: Staying Informed and Compliant

In the ever-evolving landscape of property management, staying informed on current laws and industry best practices is essential.

At AirKeeper, professional staff training is a priority, as we ensure that our team members are knowledgeable and compliant with the latest standards. Our staff are not only trained to meet industry standards but also receive regular updates on local laws and regulations, particularly in regions with specific requirements for short-term rentals.

This commitment helps our clients avoid non-compliance by ensuring their properties are always managed with expertise and precision.

3. Flexibility for Long-Term and Short-Term Rentals

Because AirKeeper holds a real estate licence, we can manage both long-term and short-term rentals, providing property owners with greater flexibility. This means you have options based on your investment goals—whether you prefer a stable, long-term tenant or aim to maximise revenue with short-term guests.

Our licensing enables us to navigate the unique requirements of both rental types, giving property owners peace of mind and options for optimising their property’s return on investment.

4. Compliance with Local Regulations: Navigating a Changing Landscape

Local regulations surrounding short-term rentals can change frequently, and staying compliant can be challenging for property owners.

Working with a licensed company like AirKeeper means you’re partnering with a team that is always up-to-date on local regulations and compliance requirements. This is especially valuable in markets where regulations are updated, as AirKeeper’s licensing mandates that we stay informed and compliant with local and state requirements.

With our licensed expertise, property owners can trust that their properties will be managed in full adherence to the law, avoiding potential legal issues and ensuring smooth operation.

5. Increased Credibility and Trust: Confidence for Owners and Guests

Finally, credibility and trust are paramount. Choosing a licensed real estate company brings a level of professionalism and legitimacy that reassures both owners and guests.

Licensing serves as a guarantee that the company operates within legal standards and is held accountable to regulatory bodies. This fosters trust, as both parties know they’re working with a reputable, compliant provider that prioritises quality, transparency, and integrity.

For our clients, this means peace of mind, knowing that their assets are in the hands of a reliable, experienced, and accountable team.

Why Licensing Matters in Property Management

Licensing isn’t just about legal compliance — it’s about providing property owners with a dependable, professional service that safeguards their assets and enhances their investment experience.

From secure financial handling to expert knowledge of regulations, a licensed real estate company like AirKeeper offers the quality and accountability that property owners deserve. When you choose to work with us, you’re choosing a partner that values transparency, trust, and the long-term success of your rental property.

If you’re interested in learning more, book a call with our team today!