Short Term Rental Rules in Australia: NSW, Victoria, Queensland, WA
Short term rental rules in Australia are set by each state and, often, by local councils. A host in Sydney, Melbourne, Noosa or Perth faces a different mix of registers, night caps and levies. Getting one state's rules wrong can mean fines or a listing taken down.
This guide compares the main rules in New South Wales, Victoria, Queensland and Western Australia for 2026. It covers who must register, what it costs, how many nights you can host and which local rules apply. Rules change often, so confirm the current position with your state agency and council before you list.
Key Takeaways
New South Wales and Western Australia both run a state register that short-stay hosts must join before they advertise or take bookings.
Non-hosted short stay rentals in Greater Sydney are capped at 180 days a year, and most of Byron Shire at 60 days.
Victoria has charged a 7.5% short stay levy since 1 January 2025, and owners corporations can ban short stays in non-resident lots.
Western Australia charges $250 to register a short-stay property and $100 each year to renew, and the number must be shown on every ad.
In Queensland, councils such as Noosa set detailed local rules, so hosts should check with their council and use ChargeAutomation to verify guests once approved.
Short Term Rental Rules in NSW and Victoria
New South Wales has a detailed statewide short-stay framework. A mandatory code of conduct has applied to hosts, guests, booking platforms and letting agents since 18 December 2020. NSW Fair Trading runs it and can place hosts or guests on an exclusion register. No licence is needed, but every property must join the state register before it is advertised.
Registration costs $65, and renewal costs $25 each year. In Greater Sydney, Ballina and parts of Clarence Valley and Muswellbrook, non-hosted stays are capped at 180 days a year. Most of Byron Shire has a 60-day cap. Bookings of 21 days in a row or more do not count toward the cap.
Victoria takes a different path. It charges a 7.5% short stay levy on the total booking fee from 1 January 2025. Platforms pay it on their bookings, and hosts pay it on direct bookings. Since the same date, owners corporations can ban short stays in lots that are not someone's main home, with a 75% special resolution.
Hosts offering short term accommodation to rent, from a short term flat rental Sydney stay to a Melbourne home, should know these rules:
NSW state register: $65 to register and $25 a year to renew
NSW hosts must hold insurance for third-party injury and death
NSW strata by-laws can limit stays in lots that are not the host's main home
NSW by-laws can cap guests at 2 adults per bedroom
NSW fire safety standards apply to short-stay homes
Victoria's 7.5% levy on stays of less than 28 days in a row
Victorian owners corporation bans need a 75% special resolution
How Do Short Term Rental Rules Work in Queensland and WA?
Western Australia runs a state register too. Since 1 January 2025, a home must be registered to advertise or take bookings for stays of less than three months. Registration costs $250, and renewal costs $100 a year. The number must be shown clearly on every ad and match the property.
Planning rules in WA depend on location. In the Perth metro area, unhosted short stays are exempt from planning approval up to 90 nights in a 12-month period. Beyond that, owners need development approval. Outside Perth, the local council decides, while hosted stays are exempt from planning approval.
In Queensland, local councils can set detailed rules of their own. Noosa, for example, has had a short stay local law since February 2022. Owners need approval to short stay let a home for less than three months in a row. Owners who let their own home only up to 4 times and 60 days a year can apply under a cheaper option.
Noosa's approval conditions show how detailed a council short stay rental permit can be:
A contact person available 24/7 who lives or works within 20 km
Complaints answered within 30 minutes
A guest register of stay length and guest numbers, kept for 2 years
Public liability insurance of at least $10,000,000
A code of conduct shown at the property and on booking sites
An approval sign showing the complaints hotline and approval number
Annual renewal, $200 for an occasionally let main home in 2026
How ChargeAutomation Supports Australian Short-Stay Hosts
Registering a property, getting council approval and paying any levy are handled directly with each state agency or council. ChargeAutomation is not part of that process. Once a property is approved and taking bookings, though, hosts face a different set of tasks around guests, payments and records.
ChargeAutomation's guest portal and digital guidebook give guests house rules, check-in steps and local contacts before arrival. Digital rental agreements with e-signatures let guests accept the rules. Custom pre-arrival questions can ask for arrival time and guest numbers, so hosts can keep their own records. On direct bookings, hosts can verify guest ID with a live selfie through Stripe Identity.
NSW allows hosts to take a security deposit under Australian Consumer Law. ChargeAutomation can place a pre-authorised hold and release it after checkout, on channels that allow deposits. Most Airbnb hosts cannot charge their own deposit, because AirCover covers damage. On Victorian direct bookings, hosts can show the levy as its own line on itemised invoices.
ChargeAutomation connects with 50+ PMS platforms, such as Guesty, Hostaway, Lodgify and Beds24. Start for free at chargeautomation.com.
Australian hosts use these ChargeAutomation features once a property is registered and approved:
Guest portal and digital guidebook with house rules
Digital rental agreements with e-signatures
Custom pre-arrival questions for arrival time and guest numbers
Guest ID checks with a live selfie through Stripe Identity on direct bookings
Security deposit holds with scheduled release where the channel allows them
Itemised invoices with a separate levy line on Victorian direct bookings
Smart lock codes through 40+ lock providers
Frequently Asked Questions
Do I need to register my short-term rental in NSW?
Yes, every short-stay property in NSW must be registered on the state register before it is advertised. Registration costs $65, and renewal costs $25 each year. Hotels, motels, serviced apartments and other approved tourist accommodation do not need to register.
What is the limit for short term rental properties in Sydney?
Non-hosted stays in Greater Sydney are capped at 180 days a year. The count runs from your first registration date each year. Bookings of 21 days in a row or more do not count toward the cap.
Do short-stay rentals in Melbourne pay the Victorian levy?
Yes, unless the property is excluded. The 7.5% levy applies to stays of less than 28 days in a row across Victoria from 1 January 2025. A host's principal place of residence is excluded.
Is a short term lease in WA treated as a short-stay rental?
Yes, if the stays are less than three months in a 12-month period. Those homes must be on the state register before they are advertised or booked.
Do I need council approval for a short term let in Brisbane or Noosa?
It depends on your council. Noosa needs approval for most short stay letting, with yearly renewal. Brisbane hosts should check Brisbane City Council's current rules before listing.
