{
 "name": "Short Stay Rules: Australian short-term rental regulation",
 "description": "Australia's verified short-term rental rules database",
 "source": "https://shortstayrules.com",
 "licence": "Creative Commons Attribution 4.0 International",
 "licence_url": "https://creativecommons.org/licenses/by/4.0/",
 "attribution": "Data from Short Stay Rules (https://shortstayrules.com), used under CC BY 4.0.",
 "attribution_note": "The last_verified date is the date WE last re-read the cited source. Do not present it as your own verification.",
 "generated": "2026-07-26",
 "jurisdiction_count": 31,
 "rule_count": 217,
 "rules": [
  {
   "jurisdiction_id": "act",
   "jurisdiction": "Australian Capital Territory",
   "state": "ACT",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Booking service providers (platforms), not individual hosts, must register with the ACT Revenue Office to remit the levy.",
   "detail": "A booking service provider must register with the commissioner before the end of the first quarter in which a rental period it facilitated ends (Short-Term Rental Accommodation Levy Act 2025, s15). Registered providers must lodge a quarterly return and pay the levy within 30 days after the end of each quarter (ss14, 18). This is a platform/business-level registration for levy administration, it is not a per-property host register comparable to NSW's STRA Register, and no host-facing registration fee was identified. Failure to register by the required deadline is a specific offence under s16 (see penalties entry).",
   "exceptions": "Direct bookings not made through a booking service provider fall outside this registration/levy regime entirely.",
   "applies_to": "unhosted",
   "effective_from": "2025-07-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.legislation.act.gov.au/DownloadFile/a/2025-12/current/PDF/2025-12.PDF",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "act",
   "jurisdiction": "Australian Capital Territory",
   "state": "ACT",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No statewide night cap on short-term rental bookings has been identified in ACT law, but this remains an absence-of-evidence finding across multiple official sources, not a positive confirmed statement.",
   "detail": "Unlike NSW (180-day non-hosted cap in Greater Sydney) or Byron Shire (60-day cap), the ACT's short-term rental framework is levy-based rather than cap-based. Three separate official ACT Government sources fetched across this and the prior verification pass, both ACT Revenue Office levy pages, and (new this pass) the CMTEDD/Treasurer's media release announcing the levy (cmtedd.act.gov.au), describe the STRA policy in detail with no mention of a night cap or limit. This strengthens but does not resolve the absence-of-evidence problem: no ACT source was found that affirmatively states 'there is no cap', and a dedicated ACTPLA/Territory Plan night-limit search (including targeted queries this pass) returned no evidence of a night-limit provision either way. Confidence remains low pending a positive citation or a targeted planning-source check by a human reviewer.",
   "exceptions": "Absence-of-evidence finding, flagged for human verification.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://www.revenue.act.gov.au/business-taxes-and-levies/short-term-rental-accommodation-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "act",
   "jurisdiction": "Australian Capital Territory",
   "state": "ACT",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Whether unhosted STR use requires planning/lease approval depends on the property's Crown Lease purpose clause and Territory Plan zoning, this remains an unconfirmed general inference, not a verified ACT-specific rule, after a second verification pass.",
   "detail": "All ACT land is leasehold; each Crown Lease has a 'purpose clause' setting out permitted uses, and the Territory Plan separately zones land (e.g. 'commercial accommodation' is a permitted use in zones such as CZ6 Leisure and Accommodation, per the CZ6 Leisure and Accommodation Zone Development Code at legislation.act.gov.au, NI2008-27). This pass confirmed that document is a real, current primary source for CZ6 zoning generally, but it governs commercial-zone development broadly and was not found to specifically address whether an ordinary residential dwelling used for unhosted Airbnb-style letting requires a zoning or lease-purpose change, that would depend on whether such use is treated as a 'change of use' under general planning law, which no dedicated ACT source addressed within budget. Search results referenced a 'Draft new Territory Plan' that reportedly clarifies the definition of 'commercial accommodation unit' to explicitly contemplate 'Airbnb', but this draft is not yet in force and was not sourced from an official page directly (only via a law-firm commentary, which is not citable here). Two candidate ACTPLA/Access Canberra URLs from the prior pass (planning.act.gov.au/knowledge-bank/short-term-rental-accommodation and accesscanberra.act.gov.au/s/article/short-term-rental-accommodation) were previously found to 404, and this pass's additional site-restricted and general searches for a dedicated ACT planning page on short-term rental approval returned no ACT government result at all. This entry should continue to be treated as unverified general planning-law inference until a dedicated primary source is found.",
   "exceptions": "Hosted accommodation is unlikely to trigger a change-of-use planning question since the dwelling remains in genuine residential use.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://www.planning.act.gov.au/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "act",
   "jurisdiction": "Australian Capital Territory",
   "state": "ACT",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "hosted_vs_unhosted",
   "rule": "Hosted stays (owner on-site) and direct (non-platform) bookings are excluded from the levy; unhosted, platform-booked self-contained stays are liable.",
   "detail": "'Excluded accommodation' under the Short-Term Rental Accommodation Levy Act 2025, s8 is a defined, closed list: hotel/motel/serviced apartment complex; caravan park/camping ground; hostel/boarding house/lodging house; health-facility patient accommodation provided directly by the facility operator; residential care home; retirement village; housing support accommodation (homeless/at-risk or welfare-support accommodation); crisis emergency accommodation provided directly by its operator; student accommodation provided directly by an education provider; and employee accommodation provided directly by the employer at/near the workplace. 'Hosted accommodation' (s7-s8) is separately defined as a dwelling occupied by its owner/occupier/agent at the same time as the guest, and is excluded from the levy regardless of booking channel. Self-contained unhosted dwellings booked via a platform are liable for the levy; bookings arranged directly with the owner/occupier (no platform) are excluded regardless of hosted/unhosted status (s9(2)).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-07-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.legislation.act.gov.au/DownloadFile/a/2025-12/current/PDF/2025-12.PDF",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "act",
   "jurisdiction": "Australian Capital Territory",
   "state": "ACT",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "5% Short-Term Rental Accommodation Levy on eligible bookings from 1 July 2025, rising to 7.5% from 1 July 2027.",
   "detail": "The levy is 5% of the total booking amount paid or payable by the guest, for bookings of not more than 28 continuous days (not including checkout day). It applies from 1 July 2025 to bookings made via a 'booking service provider' (an internet-based, automated booking platform that takes payment). The rate is legislated to increase to 7.5% from 1 July 2027. Liability sits with the booking service provider, which must lodge returns and pay, not with the host directly. Confirmed directly against the Short-Term Rental Accommodation Levy Act 2025 (A2025-12), ss 11-14: the levy is imposed on bookings made using a booking service (s11), calculated as consideration x determined rate (5%, or another rate set under the Taxation Administration Act 1999 s139) (s12), payable by the booking service provider (s13), within 30 days after the end of the quarter in which the rental period ends (s14).",
   "exceptions": "Hosted accommodation (owner/occupier stays on-site during the booking), direct bookings made without a booking service provider, hotels/motels/caravan parks/hostels/boarding houses, retirement villages/residential care, and qualifying serviced-apartment complexes are excluded from the levy.",
   "applies_to": "both",
   "effective_from": "2025-07-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.revenue.act.gov.au/business-taxes-and-levies/short-term-rental-accommodation-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "act",
   "jurisdiction": "Australian Capital Territory",
   "state": "ACT",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Failure to register as a booking service provider carries a maximum penalty of 250 penalty units ($40,000 for an individual / $202,500 for a corporation); late payment of the levy separately triggers a 'tax default' with interest under general tax-administration law.",
   "detail": "RESOLVED this pass by reading the Short-Term Rental Accommodation Levy Act 2025 (A2025-12) republished text directly (fetched successfully from legislation.act.gov.au as a PDF and read in full, superseding the earlier failed PDF fetch). The Act contains one specific offence provision: s16, 'Offence-failure to register as booking service provider', a booking service provider that has not registered or applied to register by the end of the required quarter (s15(2)) commits an offence with a maximum penalty of 250 penalty units. At this republication (effective 1 July 2025), a penalty unit is $160 for an individual and $810 for a corporation (Legislation Act 2001, s133), making the maximum fine $40,000 (individual) or $202,500 (corporation). Separately, if STRA levy is not paid within 30 days after the end of the relevant quarter, a 'tax default' occurs under s14(2); this Act is declared a 'tax law' under the Taxation Administration Act 1999 (s1, note), so tax-default consequences (including interest, confirmed on the ACT Revenue Office's levy page) are governed by that Act's general provisions rather than a separate fixed penalty-unit figure in the Levy Act itself. No other offence-specific provisions exist in the Act beyond s16.",
   "exceptions": "Penalties in this entry apply to booking service providers (platforms), not to individual hosts, who have no registration or lodgement obligation under this Act.",
   "applies_to": "unhosted",
   "effective_from": "2025-07-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.legislation.act.gov.au/DownloadFile/a/2025-12/current/PDF/2025-12.PDF",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "No mandatory ACT-wide registration or licensing scheme exists for STR hosts; only booking-service providers must register for the levy.",
   "detail": "Unlike NSW's STRA Register or WA's mandatory register, the ACT does not require individual hosts/property owners to register or license a short-term rental property. The ACT Government has repeatedly stated (2023-2024) it saw insufficient evidence to justify a host registration/cap scheme, though it agreed to keep reviewing the sector. The only registration obligation in the ACT relates to the levy: booking service providers (e.g. Airbnb, Stayz) must register with the ACT Revenue Office before the end of the first quarter in which the levy becomes payable, this is a platform obligation, not a host obligation.",
   "exceptions": "Booking service providers must register for levy purposes even though hosts do not need to register the property itself.",
   "applies_to": "both",
   "effective_from": "2025-07-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.revenue.act.gov.au/business-taxes-and-levies/short-term-rental-accommodation-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "The ACT has no statutory night cap on short-term letting for either hosted or non-hosted stays.",
   "detail": "No ACT legislation sets a maximum number of nights per year a dwelling can be let short-term, unlike NSW (180 days, Greater Sydney), Byron Shire (60/365 days) or WA's forthcoming Perth-metro planning trigger. Some third-party guide sites (e.g. Hostaway, BNBCalc) assert a 180-day non-hosted cap for the ACT, but this could not be verified against any ACT legislation, ACT Revenue Office, or ACT Planning material and appears to conflate the ACT with the NSW cap, treat that claim as unreliable. The government's own 2025 STRA levy media release, fetched and reviewed directly, makes no mention of any night cap at all, only of the 28-night per-booking threshold that defines which bookings the levy applies to.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.cmtedd.act.gov.au/open_government/inform/act_government_media_releases/chris-steel-mla-media-releases/2025/short-term-rental-accommodation-levy-to-be-introduced-in-the-act",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "The Territory Plan's residential zone Land Use Table confirms that short-term rental accommodation (\"commercial accommodation use\") is a prohibited use in the standard residential zones RZ1-RZ5, while hosted guest-house-style accommodation with shared facilities is a permitted use.",
   "detail": "Under the Territory Plan 2023 (NI2023-540), Part E01, Residential Zones Policy sets out a Land Use Table for RZ1-RZ5 listing every permitted (\"Y\") land use in each zone; the table's own governing text states \"Uses not listed in the table are prohibited.\" \"Commercial accommodation use\" (and its component \"commercial accommodation unit\") is NOT listed as a permitted use in RZ1, RZ2, RZ3, RZ4 or RZ5, confirmed by direct primary-source retrieval of the Land Use Table text on 24 July 2026. The Territory Plan Dictionary (Part G, NI2023-540) defines \"commercial accommodation unit\" as \"a room or suite of rooms that is made available on a commercial basis for short-term accommodation... may comprise a dwelling but not a room or suite of rooms within a dwelling,\" and lists \"Short-term rental accommodation\" as an explicit example use, confirming that whole-dwelling STR letting (the dominant Airbnb/Stayz model) falls within this prohibited-in-residential-zones category. By contrast, \"Guest house\", defined separately as one or more commercial accommodation units where shared facilities and services (meals, laundry) are provided to occupants but not to non-occupant members of the public, IS listed as a permitted \"Y\" use in all of RZ1-RZ5; this preserves traditional hosted B&B/homestay-style accommodation while excluding self-contained, unhosted short-term letting. \"Boarding house\" (principal residence of 3+ months) is also permitted but is not STR-relevant. In practice, breaches are enforced reactively: the Territory (as Crown lessor) can investigate a suspected Crown lease/zoning breach and issue a Controlled Activity Order or, in serious/repeated cases, pursue lease termination, but enforcement is complaint-driven and described by ACT planning lawyers as rare in relation to Airbnb-style letting. This claim, previously flagged as unverifiable because earlier PDF fetch attempts returned non-machine-readable binary content, was resolved on 24 July 2026 by extracting the PDF's actual text (Part E01 Land Use Table and Part G Dictionary definitions) directly from legislation.act.gov.au.",
   "exceptions": "Guest house use (one or more commercial accommodation units with shared meals/laundry services provided to occupants, but not to non-occupant members of the public) is a permitted \"Y\" use in RZ1-RZ5, this covers traditional hosted B&B/homestay-style accommodation. Boarding houses (3+ month residence) are separately permitted and not STR-relevant.",
   "applies_to": "unhosted",
   "effective_from": "2024-09-27",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.legislation.act.gov.au/DownloadFile/ni/2023-540/copy/169931/PDF/2023-540.PDF",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "A 5% short-term rental accommodation levy applies to bookings of 28 nights or less made through a booking service, from 1 July 2025, and applies only to non-hosted (unhosted) accommodation.",
   "detail": "The levy is 5% of the total booking amount (accommodation, booking/cleaning/pet fees, GST) for stays of up to 28 continuous nights, legislated under the Short-Term Rental Accommodation Levy Act 2025. It is payable by the booking service provider (e.g. Airbnb, Stayz), not the host, and does not apply to direct owner bookings. Hosted stays (owner/occupant present during the stay) are exempt, as are hotels, motels, serviced apartment complexes with on-site reception, caravan parks and hostels, the ACT Government's own media release explicitly states the levy \"applies specifically to un-hosted accommodation.\" There is no specific principal-place-of-residence exemption. The rate is legislated to rise to 7.5% from 1 July 2027. Registration and quarterly BAS-style returns (due 30 days after each quarter) are required of booking service providers. Both facts (rate/dates and un-hosted scope) were directly confirmed against the primary source.",
   "exceptions": "Hosted stays, hotels/motels/hostels/caravan parks/serviced apartment complexes with reception, direct (non-platform) bookings.",
   "applies_to": "unhosted",
   "effective_from": "2025-07-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.revenue.act.gov.au/business-taxes-and-levies/short-term-rental-accommodation-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "fire_safety",
   "rule": "No ACT-specific mandatory fire-safety scheme for STR properties was identified beyond standard Building Code/residential requirements.",
   "detail": "No dedicated STR fire-safety regulation (e.g. mandatory smoke alarm audits, fire blanket/extinguisher rules specific to short-term lets) was located for the ACT during this research. Standard ACT residential building and smoke-alarm requirements under the Building Act 2004 and associated regulations would apply as they do to any residential dwelling, but no STR-specific overlay was found.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://www.legislation.act.gov.au/a/2004-11/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "insurance_required",
   "rule": "No ACT-specific mandatory insurance requirement for STR hosts was identified.",
   "detail": "No ACT legislation mandating specific public liability or STR insurance for hosts was found. Owners corporations may require unit owners to hold building insurance under the Unit Titles (Management) Act generally, but this is not STR-specific.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://www.legislation.act.gov.au/a/2011-41/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "ACT owners corporations can act against unlawful short-term letting via Default Rule 1.11 (\"Illegal use of unit\") under the Unit Titles (Management) Regulation 2011, now confirmed verbatim as current in-force law, in addition to Crown lease \"single dwelling residential use\" covenants.",
   "detail": "Each unit's Crown Lease (Form 4) sets the permitted use of the land/building; many residential unit plans are restricted to \"single dwelling residential use only,\" and short-term letting that breaches the Territory Plan's zoning (see the planning_approval rule) would typically also breach this lease condition. Separately, Schedule 1 (Default rules) of the Unit Titles (Management) Regulation 2011 (SL2011-39), made under the Unit Titles (Management) Act 2011 (A2011-41), sets out default rule 1.11 \"Illegal use of unit\", which states verbatim: \"A unit owner must not use the unit, or permit it to be used, to contravene a law in force in the ACT.\" This rule and its exact wording were confirmed on 24 July 2026 by direct primary-source retrieval of the current republished Regulation (Republication No 6) from legislation.act.gov.au; the Regulation's amendment history shows rule 1.11 has not been amended since the Regulation's original commencement on 30 March 2012. An owners corporation can rely on default rule 1.11 (enforced via ACAT dispute-resolution action under the Act) against a unit owner whose short-term letting breaches the Territory Plan or their Crown lease. Owners corporations may adopt alternative/additional rules by special resolution, but default rule 1.11 itself cannot be modified (Regulation s7B(1)(a) restricts alternative rules to modifying only rules 1.4, 1.5 and 1.6). Note: a specific 2025 ACAT case referenced only in background research (a unit owner allegedly operating a 16-bed hostel, ordered to cease + pay costs of ~$18,850) is sourced only to a law firm's website (Proctor Legal); a further targeted search for the case on ACAT's own decisions database and AustLII did not locate it. It is NOT used as a citation here and should not be published as a standalone fact until located on ACAT's own decisions database.",
   "exceptions": "Depends on the specific Crown lease/Form 4 wording for each unit plan and whether the owners corporation has adopted alternative/additional rules (which cannot modify default rule 1.11 itself), restrictions are not uniform across all ACT unit titles, and default rule 1.11 requires a breach of an underlying law (e.g. Territory Plan/Crown lease) to bite; it does not independently prohibit short-term letting.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.legislation.act.gov.au/DownloadFile/sl/2011-39/current/PDF/2011-39.PDF",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "code_of_conduct",
   "rule": "No ACT-specific STR code of conduct or industry code was identified.",
   "detail": "No evidence was found of an ACT Government STR code of conduct comparable to NSW's mandatory Code of Conduct for the STRA industry. If one exists it was not located during this research; treat as not established rather than confirmed absent.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://www.revenue.act.gov.au/business-taxes-and-levies/short-term-rental-accommodation-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "canberra",
   "jurisdiction": "Canberra",
   "state": "ACT",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/act/canberra/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Penalties are not STR-specific: levy non-compliance falls under general ACT taxation administration law, and planning/Crown lease breaches are enforced via Controlled Activity Orders or lease action rather than a fixed STR fine schedule.",
   "detail": "No standalone STR penalty regime (e.g. a fixed per-breach fine like NSW's Fair Trading penalties) was identified for the ACT. Levy non-compliance by booking service providers would be expected to attract standard interest/penalty tax under the ACT's general taxation administration framework administered by the ACT Revenue Office, though the specific penalty rates for this levy were not confirmed in this research. Crown lease/planning breaches (e.g. unauthorised commercial accommodation use) can lead to a Controlled Activity Order and, in serious cases, lease termination, but there is no fixed statutory dollar penalty specific to short-term letting.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://www.revenue.act.gov.au/business-taxes-and-levies/short-term-rental-accommodation-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "ballina",
   "jurisdiction": "Ballina Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/ballina/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Ballina Shire is subject to a 180-day annual cap for non-hosted STRA, which Council elected to adopt under the state framework; hosted STRA is uncapped at 365 nights.",
   "detail": "Council's own STRA page (accordion 'What is Council's role?', live-verified by rendered browser fetch this session) states verbatim: 'Under the NSW Government rules for STRA, Councils have a limited role, as most houses/apartments are able to operate for STRA without specific approval for the accommodation use. However, regional councils have the ability to choose to retain a 365-day threshold (for non-hosted establishments); or to reduce the threshold to no less than 180 days. Ballina Shire Council has chosen to adopt 180 days as the number of days that non-hosted STRA will be able to be undertaken.' This is independently corroborated by the NSW Department of Planning, Housing and Infrastructure's official STRA FAQ (PDF, updated April 2024), which lists 'the Ballina area' among the regions where non-hosted STRA is 'restricted to a maximum of 180 days per 365-day annual period' (alongside Greater Sydney, and certain land in Clarence Valley and Muswellbrook), and states the STRA planning and regulatory framework 'came into effect on 1 November 2021 for most of NSW, and then the Byron Shire Local Government Area (LGA) on 31 January 2022', confirming Ballina's cap has applied since 1 November 2021. Byron Shire, by contrast, moved to a stricter 60-day non-hosted cap from 23/09/2024 with two mapped 365-day exemption precincts (Byron Bay Town Centre, Brunswick Heads), Ballina has neither of these features. SECOND SOURCE (added 25/07/2026): this fact originates in the NSW state framework rather than a Ballina-specific instrument, so it is now cited to the Department of Planning, Housing and Infrastructure's short-term rental accommodation page as well as to Council's own page.",
   "exceptions": "Hosted STRA (host present during the stay) is not subject to the 180-day cap and may operate up to 365 days/year. Non-hosted bookings of 21 or more consecutive days do not count towards the 180-day cap (per the NSW DPHI STRA FAQ, applies statewide including Ballina). No mapped 365-day exemption precincts exist in Ballina Shire (contrast with Byron Shire's Byron Bay Town Centre and Brunswick Heads precincts).",
   "applies_to": "unhosted",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "ballina",
   "jurisdiction": "Ballina Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/ballina/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "strata_oc",
   "rule": "Strata Owners Corporations may adopt by-laws banning non-hosted STRA in lots that are not the host's principal place of residence; a lot that is the host's principal residence cannot be banned from STRA use.",
   "detail": "Verbatim from Council's page (accordion 'What are the rules for Strata Schemes?', live-verified this session): 'Owners Corporations can now adopt by-laws that limit STRA in their strata scheme, by banning it in lots that are not the host's principal place of residence. However, if someone lives in a strata property as their principal place of residence, they will still be able to rent out their home or rooms while they live there, or while they are temporarily away.' The underlying by-law power derives from state legislation (2020 amendments to the Strata Schemes Management Act 2015 and related Acts), so this is not a Ballina-specific rule, but is recorded because Council's own page is the operative local statement of it for Ballina Shire strata owners (same basis as the 'other' rule above). Exact commencement date of the by-law power itself was not re-verified this session.",
   "exceptions": "Does not apply to a lot that is the host's principal place of residence, by-laws cannot ban STRA use of an owner's/permanent resident's own principal home.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.ballina.nsw.gov.au/Plan-Build-and-Business/Building-and-Renovations/Short-Term-Rental-Accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "ballina",
   "jurisdiction": "Ballina Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/ballina/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "code_of_conduct",
   "rule": "STRA hosts, letting agents, booking platforms and guests in Ballina Shire must comply with the mandatory NSW STRA Code of Conduct, in force since 18 December 2020.",
   "detail": "Verbatim from Council's page (accordion 'What is the new code of conduct?', live-verified this session): 'As part of the STRA reforms, the NSW Government introduced a mandatory Code of Conduct for the STRA industry. This new code came into force on 18 December 2020 and imposes obligations on booking platforms, hosts, letting agents and guests. It sets new minimum standards of behaviour and requirements for all industry participants.' This is a state-legislated instrument (not Ballina-specific) but is recorded because Council's own page is the operative local statement directing Ballina hosts to comply with it, consistent with how this record treats other state-framework restatements on Council's page. SECOND SOURCE (added 25/07/2026): this fact originates in the NSW state framework rather than a Ballina-specific instrument, so it is now cited to the Department of Planning, Housing and Infrastructure's short-term rental accommodation page as well as to Council's own page.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2020-12-18",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "ballina",
   "jurisdiction": "Ballina Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/ballina/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "other",
   "rule": "Council's regulatory role is limited to monitoring and referral rather than local approvals; most STRA operates as exempt development if state criteria are met.",
   "detail": "Council's page confirms non-hosted/hosted STRA can proceed without Council approval if: the dwelling was lawfully constructed for residential accommodation; the accommodation use is permitted (with or without consent) on the land; the dwelling is registered on the state STRA Register; the STRA Fire Safety Standard is satisfied; and, for strata lots, the by-laws permit STRA use. Verified verbatim on Council's page: 'STRA is NOT permitted in boarding houses, seniors housing, rural workers dwellings, ecotourist facilities, hostels, camping grounds, caravan parks, moveable dwellings, group homes, refuge or crisis accommodation or within tourist and visitor accommodation uses (which includes serviced apartments).' These criteria replicate the NSW state SEPP (Housing) 2021 framework rather than adding a Ballina-specific layer; recorded here because Council's own page is the operative local statement of them for Ballina Shire.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.ballina.nsw.gov.au/Plan-Build-and-Business/Building-and-Renovations/Short-Term-Rental-Accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "ballina",
   "jurisdiction": "Ballina Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/ballina/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "council_role",
   "rule": "Council's operative role is limited to registering/directing hosts to the state STRA Register and monitoring complaint data to refer land-use conflict issues to state agencies, rather than issuing local approvals.",
   "detail": "Verbatim from Council's page (accordion 'How will STRA be regulated under the new rules?', live-verified this session): 'Any dwelling used for STRA purposes is required to be registered on a new State Government-run register for STRA. Information such as compliance with fire safety standards and the number of days a property is used for STRA is captured and integrated with key STRA booking platforms (such as Stayz and AirBnB) and the NSW Planning Portal. This register assists councils with monitoring and compliance of registered STRA dwellings and is available to the public via the NSW Planning Portal.' Combined with the 'Council's role' accordion (see night_cap rule detail): 'Council will monitor customer requests in relation to issues raised by the operation of STRA. This will enable Council to capture sufficient data and evidence to identify if significant land use conflict is occurring in particular localities. Council can then inform the appropriate State Government agencies directly responsible with this legislation and hence assist in developing future compliance or educational material and programs.'",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.ballina.nsw.gov.au/Plan-Build-and-Business/Building-and-Renovations/Short-Term-Rental-Accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "blue-mountains",
   "jurisdiction": "Blue Mountains City Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/blue-mountains/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Blue Mountains is one of the NSW council areas on DPHI's list of \"Greater Sydney region\" LGAs subject to the 180-night annual cap on non-hosted STRA.",
   "detail": "The Department of Planning, Housing and Infrastructure's STRA FAQ (footer-dated \"Updated May 2024\"; hosted at a site path suggesting a September 2024 upload, the record's earlier citation of \"dated September 2024\" was imprecise and has been corrected here) explicitly lists \"Blue Mountains\" among the Greater Sydney region LGAs where non-hosted STRA under the exempt-development pathway is restricted to a maximum of 180 days per 365-day annual registration period. This was verified by direct retrieval and full-text read of the PDF, which lists Blue Mountains alphabetically alongside Bayside, Blacktown, Burwood, Camden, Campbelltown, Canterbury-Bankstown, City of Canada Bay, City of Parramatta, City of Ryde, City of Sydney, Cumberland, Fairfield, Georges River, Hawkesbury, Hornsby, Hunters Hill, Inner West, Ku-ring-gai, Lane Cove, Liverpool, Mosman, North Sydney, Northern Beaches, Penrith, Randwick, Strathfield, Sutherland, The Hills, Waverley, Willoughby, Wollondilly and Woollahra. Hosted STRA carries no day limit (365 days/year) anywhere in the LGA, also confirmed verbatim in the same document (\"Hosted STRA is not restricted by any day limits and can be carried out 365 days per year\"). This places Blue Mountains on the same 180-night threshold as inner and middle-ring Sydney councils, it is not subject to a distinct, lower, LGA-specific cap the way Byron Shire (60 days) is.",
   "exceptions": "The 180-day limit applies to the exempt-development pathway specifically; it does not apply to hosted STRA, and does not itself restrict STRA carried out under a development consent/DA (which can have its own bespoke conditions). Bookings of 21+ consecutive days are also excluded from the 180-day count.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "blue-mountains",
   "jurisdiction": "Blue Mountains City Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/blue-mountains/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "planning_approval",
   "rule": "Blue Mountains LEP 2015 has no operative bespoke STRA clause, the clause some secondary sources cite (6.29) has been repealed.",
   "detail": "Clause 6.29 of the Blue Mountains Local Environmental Plan 2015 is shown as \"(Repealed)\" in the in-force consolidation on the NSW legislation website's own table of contents (verified directly by loading the in-force HTML view of the Plan on 24 July 2026 and confirming the clause list reads \"6.28 Rural and nature-based tourist facilities / 6.29 (Repealed) / 6.30 Horticulture in Zone C3\"). There is no other bespoke Blue Mountains LEP clause dealing specifically with short-term rental accommodation. STRA use of a dwelling in the LGA therefore runs entirely on the statewide framework: the exempt-development pathway under the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 / Housing SEPP 2021 where criteria are met, or a Complying Development Certificate / standard development application assessed under ordinary LEP 2015 zoning and development-standard provisions where they are not (e.g. where bushfire, environmental or heritage exclusions apply). Some low-quality secondary sources online (not primary, not cited here) claim clause 6.29 currently authorises STRA in dwelling houses, that claim is out of date/incorrect.",
   "exceptions": "Exact date of the clause 6.29 repeal was not confirmable within this session's source set, the LEP consolidation only shows current status, not a per-clause amendment history table.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/pdf/inforce/current/epi-2015-0829",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "blue-mountains",
   "jurisdiction": "Blue Mountains City Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/blue-mountains/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "fire_safety",
   "rule": "STRA development that needs a Complying Development Certificate (i.e. falls outside the exempt-development pathway) on Council-certified bushfire prone land must obtain a Bushfire Attack Level (BAL) certificate first.",
   "detail": "BMCC's official development guidance states verbatim: \"If you are looking to apply for a Complying Development Certificate under NSW State Environmental Planning Policy (SEPP) (Exempt and Complying Development Codes) 2008, you need to obtain a BAL certificate from an accredited bushfire consultant or Council.\" This was confirmed by direct retrieval of the live page. Development applications on bushfire prone land must separately include a Bush Fire Assessment Report complying with the NSW RFS's \"Planning for Bushfire Protection 2019\" (also stated on the same page). Because the Blue Mountains LGA has extensive certified bushfire-prone land (the city is bordered by, and partly surrounded by, Blue Mountains National Park), hosts whose STRA dwelling doesn't qualify for the simpler exempt-development pathway are materially more likely than in non-bushfire LGAs to be routed into this BAL/CDC (or full DA) process before they can legally operate.",
   "exceptions": "Only triggered where the specific site is on Council's certified Bush Fire Prone Land map and the STRA use requires a CDC or DA rather than qualifying for exempt development; BAL rating is site- and building-specific, not suburb-wide.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.bmcc.nsw.gov.au/development-resources-and-guides/construction-a-bush-fire-prone-area",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "blue-mountains",
   "jurisdiction": "Blue Mountains City Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/blue-mountains/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "other",
   "rule": "Blue Mountains City Council has publicly stated it has no legal power to independently regulate or cap short-term rental accommodation.",
   "detail": "In a media statement dated 22 August 2022 (confirmed on the live page, which carries that exact publication date), Council said: \"Council is not legally able to regulate short term rental accommodation,\" while noting that, per figures it cited, around 1,165 of the LGA's approximately 4,700 rental properties (roughly 20%, matching the page's own \"nearly 20 per cent\" framing) were short-term rentals. Council's stated response was to encourage owners to voluntarily convert holiday lets to long-term rentals to ease the local housing shortage, it did not (and per this statement, legally could not) introduce a local STRA cap, licence quota or ban of its own. This confirms that, unlike planning matters (zoning, DA/CDC, bushfire assessment), any future day-limit or cap change for Blue Mountains would have to come from the NSW state government's STRA policy, not from Council.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2022-08-22",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.bmcc.nsw.gov.au/media-centre/council-urges-holiday-homeowners-to-rent-long-term-to-address-housing-shortages",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "byron-shire",
   "jurisdiction": "Byron Shire",
   "state": "NSW",
   "type": "council",
   "status": "heavily_restricted",
   "url": "https://shortstayrules.com/australia/nsw/byron-shire/",
   "cap_kind": "cap",
   "cap_nights": 60,
   "cap_window": "rolling_365",
   "topic": "registration",
   "rule": "Transition rule: STRA dwellings registered or renewed in the 12 months before 23 Sept 2024 kept the old 180-day cap until their next renewal.",
   "detail": "Byron Shire's STRA regulatory framework (exempt development pathway, fire safety standards, STRA Register) commenced on 31 January 2022, about three months after it started elsewhere in NSW (1 November 2021). For the 2024 cap change, DPHI applied a rolling transition rather than a single cut-over date: non-hosted STRA dwellings registered or renewed within the 12 months before 23 September 2024 retained the previous 180-day cap until their next renewal on or after that date, at which point the 60-day cap took over. New registrations from 23 September 2024 went straight onto the 60-day cap. Registration fees and process (NSW Planning Portal, $65 one-off initial fee + $25/yr renewal) are the same statewide framework, not Byron-specific.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2024-09-23",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "byron-shire",
   "jurisdiction": "Byron Shire",
   "state": "NSW",
   "type": "council",
   "status": "heavily_restricted",
   "url": "https://shortstayrules.com/australia/nsw/byron-shire/",
   "cap_kind": "cap",
   "cap_nights": 60,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Non-hosted STRA capped at 60 days per year across most of Byron Shire LGA, effective 23 September 2024.",
   "detail": "From 23 September 2024, the exempt-development day cap for non-hosted STRA (no host residing on site) in most of the Byron Shire LGA was cut from 180 days to 60 days in any 365-day period. This is a Byron-specific reduction below the standard NSW 180-day regional cap (which still applies in Ballina, parts of Clarence Valley/Muswellbrook, and Greater Sydney). The 60-day limit applies to all new registrations from 23 September 2024, and to existing STRA dwellings from their next renewal date on or after 23 September 2024. The day count is calculated from the dwelling's STRA Register registration date, and bookings of 21+ consecutive days do not count toward the cap (same state-wide exemption). Hosted STRA remains unrestricted at 365 days/year throughout the Shire.",
   "exceptions": "Bookings of 21 or more consecutive days are excluded from the day count. Dwellings covered by a pre-existing valid council development consent (DA) for STRA are governed by that DA's conditions instead of the 60-day cap.",
   "applies_to": "unhosted",
   "effective_from": "2024-09-23",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "byron-shire",
   "jurisdiction": "Byron Shire",
   "state": "NSW",
   "type": "council",
   "status": "heavily_restricted",
   "url": "https://shortstayrules.com/australia/nsw/byron-shire/",
   "cap_kind": "cap",
   "cap_nights": 60,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Two mapped precincts, Byron Bay Town Centre and Brunswick Heads, are exempt from the 60-day cap and permit non-hosted STRA 365 days a year.",
   "detail": "The Housing SEPP 2023 amends the exempt development pathway so that two 365-day mapped precincts, in and around the Byron Bay Town Centre, and at Brunswick Heads, are excluded from the 60-day non-hosted cap; non-hosted STRA in these precincts can run 365 days a year, the same as hosted STRA anywhere in the Shire. This is confirmed directly by DPHI's own FAQ and its Byron Shire policy page. The exact cadastral boundary of each precinct is mapped in the Housing SEPP 2023 spatial layer on the NSW Planning Portal; that map was not able to be rendered via text fetch, so no street-level boundary description is asserted here (an earlier draft of this record contained street names sourced to a February 2023 Independent Planning Commission proposal-stage document, which predates and does not necessarily match the Minister's September 2023 final determination, that detail has been removed as unverified).",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2024-09-23",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation/byron-shire",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "byron-shire",
   "jurisdiction": "Byron Shire",
   "state": "NSW",
   "type": "council",
   "status": "heavily_restricted",
   "url": "https://shortstayrules.com/australia/nsw/byron-shire/",
   "cap_kind": "cap",
   "cap_nights": 60,
   "cap_window": "rolling_365",
   "topic": "hosted_vs_unhosted",
   "rule": "Hosted STRA (host lives on the property during the stay) is unrestricted at 365 days a year everywhere in Byron Shire, same as statewide.",
   "detail": "DPHI's FAQ confirms hosted STRA, where the host lives on the premises (not necessarily in the exact room/dwelling being let; a homeowner living on a property with a granny flat can let the granny flat 365 days a year), is not subject to any day limit and may be carried out 365 days per year on any land where residential accommodation of that dwelling type is permitted. This rule is statewide and is not varied for Byron Shire; the Shire's 60-day cap and the two 365-day precinct carve-outs apply only to non-hosted STRA.",
   "exceptions": null,
   "applies_to": "hosted",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "byron-shire",
   "jurisdiction": "Byron Shire",
   "state": "NSW",
   "type": "council",
   "status": "heavily_restricted",
   "url": "https://shortstayrules.com/australia/nsw/byron-shire/",
   "cap_kind": "cap",
   "cap_nights": 60,
   "cap_window": "rolling_365",
   "topic": "penalties",
   "rule": "Exceeding the day cap is unauthorised development; Byron Shire Council can investigate and take planning enforcement action.",
   "detail": "Operating non-hosted STRA beyond the applicable cap (60 days outside the two precincts) falls outside the exempt-development pathway and constitutes unauthorised development under the Environmental Planning and Assessment framework. DPHI's FAQ states there are penalties for non-compliance with the STRA rules, including fines for failing to meet the fire safety standards and enforcement proceedings by the local council, and directs day-cap and fire-safety compliance queries specifically to Byron Shire Council rather than the state department. No Byron-specific fixed penalty amount for day-cap breaches is published by DPHI; this sits separately from and in addition to the NSW-wide fire-safety penalty notice regime and the Fair Trading Code of Conduct strikes/exclusion-register mechanism that apply identically across NSW.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2024-09-23",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cessnock-hunter",
   "jurisdiction": "City of Cessnock (Hunter Valley)",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/cessnock-hunter/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No non-hosted STRA night cap applies in Cessnock LGA.",
   "detail": "The NSW Housing SEPP 2021 imposes the 180-day non-hosted STRA cap only in Greater Sydney and in specific opt-in areas, Ballina, certain land in Clarence Valley, and certain land in Muswellbrook. Direct verification of the current planning.nsw.gov.au STRA policy page (re-fetched 24/07/2026, second independent confirmation) confirms the 180-day cap text explicitly lists only Greater Sydney, Ballina, Clarence Valley and Muswellbrook, with Byron Shire under a separate 60-day/365-day precinct regime (from 23 September 2024). Cessnock is not named in connection with any STRA day-limit provision. This means both hosted and non-hosted STRA in Cessnock LGA are subject only to the base state rules (registration, fire safety, code of conduct) with no numeric annual cap.",
   "exceptions": "Confirm no subsequent Housing SEPP amendment has added Cessnock to the capped-LGA list before relying on this for a specific property, the SEPP has been amended piecemeal to add LGAs on request. This reflects only the state of the in-force policy page as fetched today (24/07/2026) and is not a standing guarantee against future amendment; this caveat is inherently forward-looking and cannot itself be 'resolved' by a point-in-time check.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cessnock-hunter",
   "jurisdiction": "City of Cessnock (Hunter Valley)",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/cessnock-hunter/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Purpose-built tourist/farm-stay cabins require council development consent, separate from STRA registration.",
   "detail": "Cessnock Local Environmental Plan 2011 lists 'Tourist and visitor accommodation' and 'Farm stay accommodation' as distinct, separately-defined land uses in its zone land-use tables, rather than folding them into ordinary dwelling-house use. Clause 5.4 of the LEP caps guest accommodation for both farm-stay accommodation and bed-and-breakfast accommodation at no more than 3 bedrooms, this figure was directly confirmed against the in-force LEP text on 24/07/2026. This is the pathway wineries/vineyard operators use when they build dedicated guest cottages or cabins, it sits outside, and is additional to, the state STRA exempt-development/registration system, which only covers letting out an existing lawful dwelling.",
   "exceptions": "An existing lawful dwelling (house, granny flat) let out short-term via Airbnb/Stayz by its owner still uses the ordinary state STRA exempt-development/registration pathway and does not need a fresh DA for that use alone.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2011-0702",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cessnock-hunter",
   "jurisdiction": "City of Cessnock (Hunter Valley)",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/cessnock-hunter/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "Tourist/farm-stay accommodation permissibility varies by Cessnock LEP rural and conservation zone, exact zone-by-zone table entries remain unresolved.",
   "detail": "Cessnock's rural land is zoned RU2 (Rural Landscape), RU3 (Forestry), RU4 (Primary Production Small Lots) and RU5 (Village), plus conservation zones C2/C3/C4. 'Tourist and visitor accommodation' and 'Farm stay accommodation' are confirmed as distinct, separately-defined land-use table entries in the LEP (see clause 5.4 finding above), and permissibility is genuinely zone-dependent. However, which specific zones list each use as permitted-with-consent versus prohibited versus not-listed could NOT be reliably established across four independent attempts (two by the original researcher, two by this record's verification passes): the current LEP page on legislation.nsw.gov.au returns HTTP 403 to direct automated fetch every time it has been tried, austlii mirrors (classic.austlii.edu.au, www9.austlii.edu.au, www.austlii.edu.au) are blocked outright by this tooling's domain-safety check, and a council-hosted 'Rural Tourism Fact Sheet 15 - Existing Controls' PDF (via together.cessnock.nsw.gov.au / S3) that surfaced in search results could not be fetched for the same reason. A WebSearch snippet synthesis suggested bed-and-breakfast/farm-stay uses are permissible in RU1, RU2, RU5 and E3 with eco-tourist facilities in RU2/E3 only, but this is an AI-generated summary of indexed snippets, not a verified direct quote, and is treated as unconfirmed given the prior pattern of inconsistent extractions. Treat this sub-claim as unconfirmed.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2011-0702",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cessnock-hunter",
   "jurisdiction": "City of Cessnock (Hunter Valley)",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/cessnock-hunter/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Farm-stay/tourist-cabin accommodation is a distinct approval track from STRA-registered dwellings in the Hunter Valley wine-tourism market.",
   "detail": "Because much of Cessnock's short-stay accommodation stock is purpose-built cabins, cottages and villas on vineyard and rural-tourism land (not spare-room/whole-house Airbnb-style letting of an existing home), operators need to be clear which regime applies: (1) letting an existing lawful residential dwelling short-term falls under the state STRA framework, NSW STRA Register, fire safety and code-of-conduct compliance, no Cessnock-specific night cap. The current NSW STRA Register fee ($65 for a new registration, $25 for annual renewal, both non-refundable) was independently confirmed this session by direct fetch of https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation, the same state policy page already cited for the night_cap rule above. This is a state-wide fee, not Cessnock-specific, so the canonical figure is carried on the separate NSW state record rather than duplicated here; (2) building or operating dedicated tourist/farm-stay accommodation structures on rural land requires development consent under the Cessnock LEP as 'Tourist and visitor accommodation' or 'Farm stay accommodation', capped at 3 guest bedrooms under LEP clause 5.4 (confirmed), independent of STRA registration. Confusing the two is a common compliance trap for wine-country operators.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2011-0702",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "clarence-valley",
   "jurisdiction": "Clarence Valley Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/clarence-valley/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Non-hosted STRA is capped at 180 nights per 365-day period, but only on land within the mapped Clarence Valley STRA Area Map precinct.",
   "detail": "Under s.112(1)(b) and (3) of SEPP (Housing) 2021, Clarence Valley is a 'prescribed area' only for 'land in the Clarence Valley local government area shown edged heavy black on the Clarence Valley Short-term Rental Accommodation Area Map.' Within that mapped land, non-hosted STRA using the exempt-development pathway cannot exceed 180 days in a 365-day period. Bookings of 21 or more consecutive nights to the same guest(s) are excluded from the day count. Land in the LGA outside the mapped precinct is not a 'prescribed area' and carries no NSW-imposed non-hosted day cap under the exempt-development pathway.",
   "exceptions": "Bookings of 21+ consecutive nights to the same guest(s) don't count toward the 180-day tally. Land outside the heavy-black-edged map area is uncapped.",
   "applies_to": "unhosted",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/html/inforce/current/epi-2021-0714#sec.112",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "clarence-valley",
   "jurisdiction": "Clarence Valley Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/clarence-valley/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "planning_approval",
   "rule": "Non-hosted STRA that exceeds the 180-day cap (or otherwise fails the exempt-development general requirements) inside the mapped precinct falls outside exempt development and needs Clarence Valley Council development consent.",
   "detail": "Per the state framework, once a non-hosted STRA dwelling within a prescribed/mapped area (which includes the Clarence Valley precinct) exceeds its 180-day allowance under the exempt-development pathway, it is no longer permitted as exempt development. Clarence Valley Council, as the relevant consent authority and STRA Register data recipient, can monitor the register and open a compliance investigation for unauthorised development if the cap is breached without consent, which may lead to penalties or enforcement action under planning law.",
   "exceptions": "Does not apply to approved tourist/visitor accommodation (hotels, motels, B&Bs, caravan parks) which sit outside the STRA regime entirely.",
   "applies_to": "unhosted",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "clarence-valley",
   "jurisdiction": "Clarence Valley Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/clarence-valley/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "hosted_vs_unhosted",
   "rule": "Hosted STRA in Clarence Valley (including inside the mapped 180-day precinct) has no state-imposed night cap.",
   "detail": "SEPP (Housing) 2021 s.111 provides that development for hosted STRA is exempt development if the dwelling meets the general requirements, it imposes no day-limit condition anywhere in NSW, including within Clarence Valley's mapped day-limit precinct. The 180-day cap in s.112 applies only to non-hosted STRA. This mirrors the state default but is worth stating explicitly for Clarence Valley since the LGA does carry a local night cap for the non-hosted category.",
   "exceptions": null,
   "applies_to": "hosted",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/html/inforce/current/epi-2021-0714#sec.111",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "clarence-valley",
   "jurisdiction": "Clarence Valley Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/clarence-valley/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "zoning",
   "rule": "Council has publicly described the capped precinct as low-density housing zone land in the Valley's towns and villages, not the whole LGA.",
   "detail": "In its 9 November 2021 media release announcing the new rules, Clarence Valley Council's Director of Environment and Planning, Adam Cameron, said the changes 'affect residents in a low-density housing zone' and that those properties 'can now be rented for 180 days per year.' This confirms the SEPP map precinct is tied to low-density residential zoning rather than applying shire-wide, and council directed residents to the NSW Planning Portal to check the map against their specific property.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2021-11-01",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.clarence.nsw.gov.au/News-articles/New-rules-for-short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "clarence-valley",
   "jurisdiction": "Clarence Valley Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/clarence-valley/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "other",
   "rule": "Unlike Byron Shire, Clarence Valley's day-limit map has no carved-out 365-day 'excluded land' precinct, the whole mapped area is capped uniformly at 180 days.",
   "detail": "SEPP (Housing) 2021 s.112(3) separately defines 'excluded land' only in relation to the Byron Shire Short-term Rental Accommodation Area Map (the 365-day town-centre/Brunswick Heads carve-outs). No equivalent 'excluded land' concept is defined for the Clarence Valley Short-term Rental Accommodation Area Map, meaning every parcel inside the Clarence Valley map's heavy black edge is subject to the same 180-day non-hosted cap, there is no higher-cap sub-precinct as there is in Byron.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/html/inforce/current/epi-2021-0714#sec.112",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "registration",
   "rule": "All STRA dwellings in Greater Sydney must register on the NSW STRA Register regardless of hosted/non-hosted status.",
   "detail": "Registration is via the NSW Planning Portal. Confirmed directly from the DPHI FAQ: a non-refundable one-off fee of $65 applies for the initial 12 months, with an ongoing annual renewal fee of $25. Registrants must confirm the dwelling meets the STRA Fire Safety Standard when registering and must abide by the Code of Conduct. Renewal opens 45 days before expiry (reminders at 45/30/7 days); if not renewed by the expiry date the listing status changes to 'blocked' and is held for 3 months (during which it cannot accept new online bookings) before automatic de-registration.",
   "exceptions": "Approved tourist/visitor accommodation (hotels, motels, B&Bs, serviced apartments, caravan parks) is exempt from STRA registration. Caravans and moveable/tiny homes are also exempt from the STRA planning framework. (This exemption line was not re-confirmed verbatim in this verification pass, carried over from the prior research at unchanged confidence.)",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Non-hosted STRA capped at 180 days per 365-day period across Greater Sydney; hosted STRA uncapped at 365 days.",
   "detail": "Non-hosted STRA (host does not reside on the same premises during the stay) is restricted to a maximum of 180 days per 365-day annual period in the Greater Sydney region (not including the Central Coast). Verified directly against the NSW Department of Planning, Housing and Infrastructure's FAQ (PDF text-extracted in this pass), the following 33 Greater Sydney LGAs are subject to the 180-day cap: Bayside, Blacktown, Blue Mountains, Burwood, Camden, Campbelltown, Canterbury-Bankstown, City of Canada Bay, City of Parramatta, City of Ryde, City of Sydney, Cumberland, Fairfield, Georges River, Hawkesbury, Hornsby, Hunters Hill, Inner West, Ku-ring-gai, Lane Cove, Liverpool, Mosman, North Sydney, Northern Beaches, Penrith, Randwick, Strathfield, Sutherland, The Hills, Waverley, Willoughby, Wollondilly and Woollahra, this exact 33-LGA list matches the source verbatim. Hosted STRA is not day-limited and may be carried out 365 days per year in any zone where residential accommodation of that dwelling type is permitted.",
   "exceptions": "Bookings of 21 or more consecutive days do not count towards the 180-day cap (supports corporate/mobile-workforce stays); the property must still be registered and meet fire safety requirements. Properties with a valid pre-existing council development consent (DA) for STRA are bound by that DA's conditions instead of the statewide day limit, but must still register.",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "planning_approval",
   "rule": "STRA operates under a single statewide exempt-development pathway; no separate DA is needed if fire safety standards and day limits are met.",
   "detail": "STRA can be undertaken in lawfully constructed dwellings in any zone where that dwelling type is permitted (with or without consent) as exempt development, so no formal planning approval is required provided the fire safety standard is met and (for non-hosted) the day cap is respected. Boarding houses, seniors housing, rural workers' dwellings, group homes, hostels, refuge/crisis accommodation, build-to-rent housing and co-living housing cannot be used for STRA. If a dwelling exceeds the day limit or otherwise falls outside the exempt pathway, it becomes unauthorised development and the local council (e.g. City of Sydney) can take planning enforcement action.",
   "exceptions": "Properties with an existing valid development consent for STRA operate under that consent's conditions instead of the exempt pathway/day cap.",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "hosted_vs_unhosted",
   "rule": "CORRECTED: Hosted STRA requires the host to live on the same property (not necessarily the specific dwelling let out), granny flats/secondary dwellings now qualify as hosted, 365 days/year. Units in buildings with an onsite manager/concierge are treated as non-hosted.",
   "detail": "Hosted STRA means the host lives on the premises during the accommodation period (may come and go for work/recreation). CORRECTION: the current NSW DPHI guidance (FAQ updated ~September 2024, the version presently linked from the department's live STRA hub page) states: 'the owner needs to be living on the property but not necessarily in the home being rented, for example homeowners who live on a property with a granny flat are able to rent out the granny flat 365 days of the year.' This REVERSES the department's earlier position, stated in the Feb/April 2024 FAQ (the version originally cited for this record), which read: 'When a host lives on a property with two dwellings and does not permanently reside in the dwelling being rented (for example a secondary dwelling or granny flat), this is not considered to be hosted STRA.' The original record had the OLD (now-superseded) rule. Individual residential units in a building with an onsite manager or concierge are still generally treated as non-hosted STRA (unchanged, confirmed in both FAQ versions). Hosted STRA is exempt development 365 days/year; non-hosted STRA is exempt development up to the applicable day cap.",
   "exceptions": "The Feb/April 2024 DPHI FAQ (still live at its old URL but no longer the linked/current version) states the opposite granny-flat position; treat the September 2024+ FAQ as authoritative since it is the version currently linked from the department's live STRA page. Recommend a follow-up check of the Housing SEPP 2021 dictionary itself (legislation.nsw.gov.au) to confirm which interpretation has legal force, since this was a guidance change rather than a confirmed legislative amendment in this pass.",
   "applies_to": "both",
   "effective_from": "2024-09-01",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "fire_safety",
   "rule": "All STRA dwellings must meet the statewide STRA Fire Safety Standard (smoke alarms, evacuation plan, and extra requirements for multi-unit buildings).",
   "detail": "Confirmed directly against the STRA Fire Safety Standard document (PDF text-extracted in this pass): Class 1a dwellings need smoke alarms complying with AS 3786 on bedroom corridors/hallways and other bedroom-free storeys, mains-powered or non-removable-battery (10-year minimum life) and interconnected if more than one alarm; a private garage attached to (but not part of) the dwelling needs an interconnected AS 1603.3 heat alarm; and an A4-minimum evacuation diagram meeting detailed specs (height, legend, 'YOU ARE HERE' marker, address) must be affixed at the entrance and in each bedroom. Class 2/4 (multi-unit) buildings have additional requirements (confirmed to exist in the document; keyless interior-openable entry doors and kitchen fire extinguisher/blanket were reported in the original record but the relevant later section of the Standard was not re-read verbatim in this pass, carried over at slightly reduced confidence). No formal compliance certificate is required at registration, hosts self-declare, and councils monitor/enforce via penalty notice offences.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2023-03/stra-fire-safety-standard.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "strata_oc",
   "rule": "Owners corporations can ban non-hosted STRA by 75% special resolution by-law, but cannot restrict an owner's hosted STRA in their principal residence.",
   "detail": "Under s137A of the Strata Schemes Management Act 2015 (NSW), a strata scheme may pass a by-law by special resolution (75% of votes) prohibiting a lot from being used for STRA where the lot is not the principal place of residence of the person granting occupation (i.e. non-hosted STRA). Such a by-law has no effect where the lot IS the principal place of residence of the host. This is highly relevant to Greater Sydney's large apartment/strata stock, especially in City of Sydney, Inner West, North Sydney and similar high-density LGAs. STRA hosts in strata/community schemes must also notify the owners corporation and direct neighbours, per Code of Conduct obligations.",
   "exceptions": "By-laws cannot restrict hosted STRA where the lot is the host's principal place of residence.",
   "applies_to": "unhosted",
   "effective_from": "2021-11-01",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/html/inforce/current/act-2015-050",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "code_of_conduct",
   "rule": "Mandatory statewide STRA Code of Conduct applies to hosts, guests, platforms and letting agents, enforced by NSW Fair Trading with an exclusion register.",
   "detail": "Confirmed directly against the current NSW Fair Trading/nsw.gov.au Code of Conduct page (fetched in this pass, redirected from fairtrading.nsw.gov.au): the Commissioner may record a 'strike' for a serious contravention of the Code, and 'must record on the exclusion register for five years' a guest or host who has had two strikes recorded within a two-year period; excluded parties cannot be advertised or booked via platforms/letting agents. Serious contraventions are offence provisions under s54C and civil penalty provisions under s54D of the Fair Trading Act 1987 (confirmed reference exists; exact dollar figures not stated on this page, see penalties rule). As at this check, no people or premises were listed on the exclusion register.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2020-12-18",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.nsw.gov.au/housing-and-construction/property-professionals/code-of-conduct-for-short-term-rental-accommodation-industry",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "penalties",
   "rule": "Non-compliance can trigger fire-safety penalty notices, planning enforcement for unauthorised development, and Code of Conduct exclusion; offence/civil penalty provisions sit under ss54C-54D Fair Trading Act 1987, exact dollar figures still unverified.",
   "detail": "Failure to meet the STRA Fire Safety Standard is an offence with associated penalty notices under the Environmental Planning and Assessment Regulation, monitored/enforced by local councils (including City of Sydney). Exceeding the 180-day non-hosted cap takes the dwelling outside the exempt-development pathway, exposing the owner to council planning-enforcement action for unauthorised development. Serious Code of Conduct breaches are offence provisions (s54C) / civil penalty provisions (s54D) of the Fair Trading Act 1987, confirmed via the current NSW Fair Trading Code of Conduct page in this pass, plus listing on the public Exclusion Register (5-year industry ban after two strikes in 2 years). The specific dollar figures (reported elsewhere as up to $1.1m for corporations / $220k for individuals) were NOT found stated verbatim on any primary NSW page checked in this or the prior pass, this remains unverified and should be checked directly against ss54C-54D of the Fair Trading Act 1987 before publishing as a hard number.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.nsw.gov.au/housing-and-construction/property-professionals/code-of-conduct-for-short-term-rental-accommodation-industry",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sydney",
   "jurisdiction": "Greater Sydney (Sydney Metro)",
   "state": "NSW",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/sydney/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "zoning",
   "rule": "STRA is allowed in any residential zone where the dwelling type is already permissible (with or without consent); several non-residential dwelling categories are excluded outright.",
   "detail": "STRA can be undertaken in lawfully constructed dwelling houses, attached/semi-detached dwellings, dual occupancies, multi dwelling housing, residential flat buildings (apartments), secondary dwellings (granny flats) and shop-top housing, in any zone where that dwelling type is currently permissible. It cannot be used in boarding houses, seniors housing, rural workers' dwellings, group homes, hostels, refuge/crisis accommodation, build-to-rent housing or co-living housing. The STRA framework does not apply to tourist/visitor accommodation land uses (hotels, motels, B&Bs, serviced apartments, caravan parks) which are regulated separately.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-09/faq-short-term-rental-accommodation.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "muswellbrook",
   "jurisdiction": "Muswellbrook Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/muswellbrook/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "registration",
   "rule": "Every STRA dwelling in Muswellbrook (hosted or non-hosted) must be registered on the NSW STRA Register before taking bookings, paying a $65 one-off initial fee and a $25 annual renewal.",
   "detail": "This is the standard statewide NSW STRA rule (no Muswellbrook-specific variation found). Per the Department of Planning, Housing and Infrastructure's STRA framework FAQ (updated April 2024): 'There is a non-refundable one-off registration fee of $65 for the initial 12 months and an ongoing annual renewal fee of $25.' Registration is done via the NSW Planning Portal, and requires confirming the dwelling meets the STRA fire safety standards. The statewide planning and regulatory framework (including the register) came into effect on 1 November 2021 for most of NSW; Byron Shire LGA followed on 31 January 2022, which is not relevant to Muswellbrook.",
   "exceptions": "Approved tourist/visitor accommodation (hotels, motels, B&Bs, caravan parks etc.) and moveable dwellings (caravans, tiny homes) are not required to register.",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-02/stra-legislative-framework-faq.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "muswellbrook",
   "jurisdiction": "Muswellbrook Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/muswellbrook/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Non-hosted STRA is capped at 180 days/year, but only on specifically mapped land within Muswellbrook Shire, not the whole LGA.",
   "detail": "Confirmed directly in the legislation on 24 July 2026 by opening the consolidated State Environmental Planning Policy (Housing) 2021 on legislation.nsw.gov.au (the previous review pass could not load this page by automated fetch; opening it in an interactive browser worked). Section 112(2) makes non-hosted STRA exempt development only if, among other things, 'for a dwelling located in a prescribed area, the dwelling is not used for non-hosted short-term rental accommodation for more than 180 days in a 365-day period.' Section 112(3)(e) defines 'prescribed area' to include 'land in the Muswellbrook local government area shown edged heavy black on the Muswellbrook Short-term Rental Accommodation Area Map,' where that Map is itself a defined term meaning 'the State Environmental Planning Policy (Housing) 2021 Muswellbrook Short-term Rental Accommodation Area Map.' This confirms the cap is spatial and precinct-based, not shire-wide. Cross-confirmed on NSW Planning's STRA policy page, which states in plain language: 'Non-hosted STRA is currently restricted to a maximum of 180 days a year in: the Greater Sydney region ... the Ballina area, certain land in the Clarence Valley area, certain land in the Muswellbrook area,' and that the exact boundary is shown on the official Muswellbrook STRA Area Map, available on the NSW Planning Portal. Hosted STRA (the host lives on-site during the stay) has no day limit anywhere in the LGA and can operate 365 days/year; the page illustrates this with the example of renting out a granny flat 365 days a year while owner-occupied. Outside the mapped precinct, non-hosted STRA in the rest of the shire has no NSW-imposed night cap (still subject to standard registration). Section 112(1)(b) also confirms the 21-consecutive-day booking exclusion referenced below.",
   "exceptions": "Hosted STRA is uncapped (365 days) throughout the LGA regardless of location. Land outside the specific mapped 180-day precinct is not subject to any NSW-imposed cap. Per SEPP (Housing) 2021 s112(2), a period of 21 or more consecutive days during which non-hosted STRA is provided to the same person or persons is excluded from the day count.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2021-0714",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "muswellbrook",
   "jurisdiction": "Muswellbrook Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/muswellbrook/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "planning_approval",
   "rule": "Property owners must check the official STRA Area Map to know if their specific lot falls inside Muswellbrook's capped precinct, and exceeding the cap on capped land removes exempt-development protection.",
   "detail": "Because the 180-day cap applies only to land shown on the Muswellbrook Short-term Rental Accommodation Area Map (SEPP (Housing) 2021 s112(3)(e)) rather than the full Muswellbrook LGA, whether a given dwelling is capped depends on its exact location against that map, not simply on being within the shire. The map itself is served through the NSW Planning Portal's interactive Spatial Viewer (planningportal.nsw.gov.au/spatialviewer), which has no static or PDF export that could be independently opened and read in this pass; a human should open that viewer directly for any address-specific determination before anything address-specific is published. NSW Planning's policy page confirms that if non-hosted STRA on capped/mapped land exceeds the 180-day limit, 'STRA is no longer permitted under the state policy as exempt development,' and that 'local councils can monitor the STRA Register to establish when non-hosted premises exceed the annual day limit' and can 'begin a compliance investigation which may result in penalties or enforcement action under planning laws.' Note: neither this policy page nor SEPP (Housing) 2021 itself, as read this pass, explicitly states that a formal development application (DA) must then be lodged with Muswellbrook Shire Council, only that the use falls outside the exempt-development pathway and becomes subject to council compliance action. Treat the DA requirement as a reasonable inference, not a confirmed fact, until checked directly with council.",
   "exceptions": "Does not apply to hosted STRA, or to non-hosted STRA on land outside the mapped precinct.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "muswellbrook",
   "jurisdiction": "Muswellbrook Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/muswellbrook/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "fire_safety",
   "rule": "All Muswellbrook STRA dwellings must meet the statewide STRA fire safety standards (interconnected smoke alarms, evacuation plan/signage, and extra requirements for multi-unit buildings and secondary dwellings above garages) and self-declare compliance on the STRA Register.",
   "detail": "Standard statewide NSW STRA rule, no Muswellbrook-specific variation found. Per the Department's STRA framework FAQ: all dwellings need mains-powered or long-life sealed-battery interconnected smoke alarms complying with AS 3786, plus an evacuation plan/signage referencing 000 and the Emergency+ app; dwellings in multi-unit (Class 2/4) buildings additionally need entry doors openable from inside without a key and a fire extinguisher/blanket in the kitchen; secondary dwellings above a garage need an interconnected heat alarm in the garage. No formal compliance certificate is required, hosts self-declare via the STRA Register. The local council (Muswellbrook Shire Council) is responsible for monitoring compliance.",
   "exceptions": "Does not apply to exempt tourist/visitor accommodation or moveable dwellings, which fall outside the STRA planning framework entirely.",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/sites/default/files/2024-02/stra-legislative-framework-faq.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "muswellbrook",
   "jurisdiction": "Muswellbrook Shire Council",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/muswellbrook/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "code_of_conduct",
   "rule": "Muswellbrook hosts, guests and booking platforms must comply with the mandatory statewide STRA Code of Conduct; breaches can draw warnings, civil penalties, and a 'strike', with two strikes within two years leading to a five-year exclusion from the industry.",
   "detail": "Standard statewide NSW rule administered by NSW Fair Trading / Department of Customer Service (not Muswellbrook-specific). The Code of Conduct for the Short-term Rental Accommodation Industry sets behavioural obligations for hosts, guests and booking platforms. Breaches of listed sections are offence provisions under s54C of the Fair Trading Act 1987 and civil penalty provisions under s54D. The Commissioner can record a 'strike' against a host, a host's specific premises, or a guest; if two strikes are recorded against the same party within a two-year period, the Commissioner must record them on an exclusion register, excluding them from the industry for five years.",
   "exceptions": "Not independently confirmed for the exact commencement date of the Code itself in relation to Muswellbrook; treated as applying from the same point the party is legally in the industry, per statewide effect.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.nsw.gov.au/housing-and-construction/property-professionals/code-of-conduct-for-short-term-rental-accommodation-industry",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "registration",
   "rule": "All STRA dwellings must be registered on the NSW STRA Register before being advertised or let.",
   "detail": "Registration is via the NSW Planning Portal and is a precondition of the general requirements for STRA under State Environmental Planning Policy (Housing) 2021 s113(e), which requires the dwelling to be registered on the register established under the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021, Part 13A (ss102A-102C). Initial registration costs $65 (non-refundable); annual renewal costs $25 (non-refundable), renewable from 45 days before expiry (registration period runs 12 months from the initial registration date). A unique STRA Property ID must be displayed on all listings.",
   "exceptions": "Excluded accommodation types (boarding houses, co-living housing, group homes, hostels, rural workers' dwellings, seniors housing, refuge/crisis accommodation) fall outside the STRA exempt-development framework entirely, SEPP (Housing) 2021 s113(c),(f).",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2021-0714",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "registration",
   "rule": "Registration fees are $65 initial and $25/year renewal, confirmed on the NSW Government housing page.",
   "detail": "Fee schedule as published by NSW Planning: $65 non-refundable for a new STRA registration; $25 non-refundable for each annual renewal. Renewal window opens 45 days before expiry with reminder emails at 45/30/7 days out.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Non-hosted STRA in a 'prescribed area' is capped at 180 days per 365-day period; hosted STRA has no cap anywhere in NSW.",
   "detail": "SEPP (Housing) 2021 s112(1)(b)-(2): a dwelling in a 'prescribed area' cannot be used for non-hosted STRA for more than 180 days in a 365-day period; a stay of 21 or more consecutive nights to the same guest(s) is excluded from the day count entirely. Hosted STRA (host resides on premises during the stay) is exempt development with no day cap under s111. 'Prescribed area' is defined in s112(3) as: (a) the Eastern Harbour City, Central River City and Western Parkland City (i.e. the Greater Sydney Region as defined in the Greater Sydney Region Plan); (b) Ballina local government area; (c) [repealed]; (d) land in Clarence Valley LGA shown edged heavy black on the 'Clarence Valley Short-term Rental Accommodation Area Map'; (e) land in Muswellbrook LGA shown edged heavy black on the 'Muswellbrook Short-term Rental Accommodation Area Map'. The Clarence Valley and Muswellbrook caps therefore apply only to specific mapped precincts within those LGAs, not the whole council area, the maps are adopted planning instruments viewable via the NSW Planning Portal spatial viewer, not reproduced as a simple suburb list in the legislation text itself.",
   "exceptions": "Stays of 21+ consecutive nights to the same guest(s) don't count toward the cap. Land outside the mapped 'prescribed area' polygons in Clarence Valley/Muswellbrook, and all NSW LGAs not listed, have no state day cap on non-hosted STRA (council planning controls may still separately apply).",
   "applies_to": "unhosted",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2021-0714",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "night_cap",
   "rule": "Byron Shire has its own 60-day non-hosted cap (reduced from 180 days), with excluded land unrestricted, since 23 September 2024.",
   "detail": "SEPP (Housing) 2021 s112(1)(c): for a dwelling on land in the Byron Shire LGA other than 'excluded land', non-hosted STRA is capped at 60 days in a 365-day period. 'Excluded land' is defined in s112(3) as land identified as 'Excluded Land' on the 'Byron Shire Short-term Rental Accommodation Area Map', this corresponds to the Byron Bay town centre and Brunswick Heads precincts, which are not subject to a state day cap (i.e. effectively year-round/365-day availability for non-hosted letting in those precincts). The 21-consecutive-night exclusion under s112(2) also applies to the Byron 60-day cap.",
   "exceptions": "Excluded Land (Byron Bay town centre and Brunswick Heads, per the Byron Shire STRA Area Map) is not subject to the 60-day cap. 21+ consecutive-night stays don't count toward the cap.",
   "applies_to": "unhosted",
   "effective_from": "2024-09-23",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2021-0714",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "planning_approval",
   "rule": "STRA is exempt development statewide if general requirements are met; non-hosted STRA in a prescribed area additionally requires staying within the day cap to remain exempt.",
   "detail": "SEPP (Housing) 2021 ss111-113: hosted STRA is exempt development if the dwelling meets the 'general requirements' (s111); non-hosted STRA is exempt development if it meets those requirements AND (where applicable) the relevant day cap (s112). General requirements (s113) include: lawfully constructed for residential use; not part of a tenanted component of a building; not a boarding house/co-living housing/group home/hostel/rural workers' dwelling/seniors housing; the residential use type must be permitted (with or without consent) on the land; registered on the STRA Register; not refuge/crisis accommodation; if classified BCA class 1b or 2-9, must hold a current fire safety certificate/statement (or have no fire safety measures required); not a 'moveable dwelling' under the Local Government Act 1993; and the use must otherwise be lawful. If a dwelling exceeds the applicable day cap or fails a general requirement, it falls outside exempt development and would need development consent (complying or standard DA) from the relevant council to continue non-hosted letting beyond the threshold.",
   "exceptions": "Development consent conditions and other legislation (e.g. strata by-laws, lease terms) can impose additional restrictions on top of the planning exemption, noted at SEPP (Housing) 2021 s113 note.",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2021-0714",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "fire_safety",
   "rule": "STRA dwellings must meet the STRA Fire Safety Standard: interconnected smoke alarms, an AS3745-based evacuation plan, and (for BCA class 1b/2-9 buildings) a current fire safety certificate/statement.",
   "detail": "Fire safety for STRA sits in Part 13A (ss102A-102C) of the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021, which requires compliance with the STRA Fire Safety Standard as a condition of registration; SEPP (Housing) 2021 s113(g) separately requires a current fire safety certificate/statement for class 1b or 2-9 buildings. In practice this means interconnected smoke alarms complying with AS3786 (mains-powered or 10-year lithium battery, installed per storey/hallway), and an evacuation plan prepared to AS3745 displayed in each bedroom and near the main entry, plus an emergency information booklet made available to guests as part of the registration process. VERIFIER NOTE (24/07/2026): could not independently confirm the AS3745/AS3786 clause-level specifics against the regulation text this session (legislation.nsw.gov.au returned HTTP 403 to automated fetch); this detail remains sourced only to secondary industry commentary and needs manual/browser confirmation before publishing exact standard numbers.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/epi-2021-0714",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "strata_oc",
   "rule": "An owners corporation can, by special resolution by-law, ban non-hosted STRA on a lot, but a by-law can never ban STRA where the lot is the letting person's principal place of residence.",
   "detail": "Strata Schemes Management Act 2015 s137A: a by-law made by special resolution may prohibit a lot being used for a short-term rental accommodation arrangement (as defined in Fair Trading Act 1987 s54A) only if the lot is NOT the principal place of residence (PPR) of the person granting occupancy. Conversely, s137A(2) makes such a by-law of no force or effect to the extent it purports to prevent STRA use where the lot IS that person's PPR, i.e. owners/permanent residents letting out their own home (including while present, or spare rooms/whole-home while away) cannot be banned by strata by-law; only non-PPR (investment/non-hosted) STRA can be banned by the OC.",
   "exceptions": "By-laws cannot restrict STRA on a lot that is the letting party's principal place of residence, regardless of hosted/non-hosted status.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/act-2015-050",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "code_of_conduct",
   "rule": "A mandatory statewide Code of Conduct applies to hosts, guests, booking platforms and letting agents, administered by NSW Fair Trading.",
   "detail": "Fair Trading Act 1987, Division 4A (ss54A-54E), inserted to empower a declared Code of Conduct for short-term rental accommodation industry participants (defined broadly to include booking platforms, agents, hosts and guests). The Code can set rights/obligations, require registration details, provide for warnings, require reporting to the Secretary, provide dispute resolution, and (per s54B(2)(g)-(i)) authorise an 'exclusion register' of participants who breach the Code and restrict their further participation. Under s54E, the Code of Conduct prevails over inconsistent development consent conditions (but cannot itself authorise a use that's prohibited by an environmental planning instrument). The Code commenced 18 December 2020. VERIFIED (partial): the current nsw.gov.au STRA page confirms a mandatory Code applies to all industry participants and that Fair Trading can issue a 'strike' for deliberate/persistent breaches via an exclusion mechanism, corroborating the substance of this rule; the specific section numbers and 18/12/2020 commencement date were not independently confirmed this session (legislation.nsw.gov.au blocked automated fetch).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2020-12-18",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/act-1987-068",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "penalties",
   "rule": "Breaching an offence provision of the Code of Conduct carries fines up to 1,000 penalty units (corporation) / 200 penalty units (individual); civil penalties are also available.",
   "detail": "Fair Trading Act 1987 s54C: a short-term rental accommodation industry participant who contravenes a Code provision identified as an offence provision is guilty of an offence, with a maximum penalty of 1,000 penalty units for a corporation or 200 penalty units for any other person. Do NOT publish a dollar conversion, the standing NSW penalty-unit value ($110 as of the last confirmed rate) was not independently re-verified this session. Section 54D separately allows a court, on application by the Fair Trading Secretary, to order a civil monetary penalty (capped by regulation) for contravention of a provision identified as a civil penalty provision, with proceedings able to be brought within 2 years of the contravention; a participant cannot be punished under both s54C and s54D for the same act. VERIFIER NOTE: the 1,000/200 penalty-unit figures themselves could not be independently confirmed this session, legislation.nsw.gov.au returned HTTP 403 to automated fetch and the nsw.gov.au plain-English summary does not state specific figures. Treat as unverified pending manual/browser confirmation.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2020-12-18",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/act-1987-068",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nsw",
   "jurisdiction": "New South Wales",
   "state": "NSW",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/",
   "cap_kind": "cap",
   "cap_nights": 180,
   "cap_window": "rolling_365",
   "topic": "other",
   "rule": "An exclusion register bars hosts, guests, agents or platforms who seriously/repeatedly breach the Code of Conduct from further STRA participation.",
   "detail": "Fair Trading Act 1987 s54B(2)(g)-(i) authorises the Code of Conduct to establish the exclusion register, restrict access to it, and prohibit or restrict listed participants from entering into or participating in STRA arrangements; s54B(3)(a) allows for appeals against listing. The exclusion register commenced in August 2022 and is administered by NSW Fair Trading. VERIFIER NOTE: existence of the exclusion/'strike' mechanism corroborated via nsw.gov.au (24/07/2026), but the exact August 2022 commencement date and statutory pinpoint citation were not independently confirmed this session.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2022-08-01",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://legislation.nsw.gov.au/view/whole/html/inforce/current/act-1987-068",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "shoalhaven",
   "jurisdiction": "Shoalhaven",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/shoalhaven/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No local or state night cap applies to STRA in Shoalhaven. Properties (hosted and non-hosted) can operate short-term rentals 365 days a year; a single continuous booking cannot exceed roughly 3 months without becoming a residential tenancy (lease). Confirmed directly from the council's live STRA guidance page.",
   "detail": "Shoalhaven LGA is on the NSW South Coast and falls outside every area to which the state's 180-day non-hosted annual cap applies. VERIFIED by opening the actual legislation text on legislation.nsw.gov.au: State Environmental Planning Policy (Housing) 2021, section 112(3), defines 'prescribed area' (the areas subject to the 180-day cap under s112(1)(b)) as only (a) the Eastern Harbour City, Central River City and Western Parkland City (i.e. the Greater Sydney Region), (b) Ballina local government area, (d) land in the Clarence Valley LGA shown on the relevant SEPP map, and (e) land in the Muswellbrook LGA shown on the relevant SEPP map. Byron Shire is separately capped at 60 days under s112(1)(c). Shoalhaven appears in none of these categories. Separately, Shoalhaven Council's own live STRA guidance page (shoalhaven.nsw.gov.au) was opened directly in-browser this pass (the page uses a JS tab layout; content was confirmed present in the DOM under the FAQs tab) and reads, verbatim: 'Does the Shoalhaven have a limit on how many days per year I can rent my property out like some other Councils such as City of Sydney and Byron Bay? No, you can still rent your property out 365 days a year in the Shoalhaven Local Government Area. *However as previous, no one booking can last longer than total 3 months consecutively without a Lease agreement.' Confidence high.",
   "exceptions": "Individual short-term rental accommodation 'lettings' under the Shoalhaven LEP 2014/DCP 2014 Chapter G16 exempt-development pathway are separately capped at no more than 45 consecutive days per letting in any 12-month period (see planning_approval rule below), a different, narrower control aimed at distinguishing genuine short-stay tourist use from de facto permanent occupation (it governs whether development consent is needed at all, not an annual night-cap). This 45-day figure is independently confirmed against the primary DCP PDF.",
   "applies_to": "both",
   "effective_from": "2021-11-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.shoalhaven.nsw.gov.au/Development-and-business/My-business/Regulations-for-short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "shoalhaven",
   "jurisdiction": "Shoalhaven",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/shoalhaven/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Under Shoalhaven LEP 2014 cl 7.13 and DCP 2014 Chapter G16, a dwelling can be used for short-term tourist/visitor letting without separate development consent only if each letting runs no more than 45 consecutive days in any 12-month period and does not interfere with neighbourhood amenity; breach requires the owner to obtain development consent.",
   "detail": "Chapter G16 of the Shoalhaven DCP 2014 explains that Clause 7.13 of the Shoalhaven LEP 2014 lets residential accommodation be used as tourist/visitor accommodation without council development consent, provided the use is short-term (defined in the Chapter as 'no more than 45 consecutive days in any 12 month period') and does not interfere with neighbourhood amenity. VERIFIED VERBATIM this pass by reading the primary PDF directly (section 3, Context): 'residential accommodation is used as tourist or visitor accommodation for no more than 45 consecutive days in any 12 month period. This type of accommodation is typically in the form of holiday rentals and excludes backpackers' accommodation and bed and breakfast accommodation.' Also restated as Acceptable Solution A2.1 in section 5.1: 'Short-term rental accommodation is only to be used for holiday stays for no more than 45 consecutive days in any 12 month period.' This is a local exempt-development threshold layered on top of (and separate from) the statewide STRA registration scheme; it governs whether a DA is needed at all, not registration or an annual night quota. If amenity is negatively affected or the 45-day threshold is exceeded, the owner must obtain development consent under cl 7.13.",
   "exceptions": "Bed and breakfast accommodation and backpackers' accommodation are expressly excluded from this Chapter's definition of short-term rental accommodation.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://dcp2014.shoalhaven.nsw.gov.au/sites/default/files/Chapter%20G16.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "shoalhaven",
   "jurisdiction": "Shoalhaven",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/shoalhaven/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Using a short-term rental property for weddings or other functions requires separate development consent; council may approve temporary use of land for such functions for a maximum of 52 days in any 12-month period under LEP cl 2.8.",
   "detail": "DCP 2014 Chapter G16 section 5.4 states guests/owners must not use STRA for regular weddings or other functions without development consent. VERIFIED VERBATIM this pass by reading the primary PDF directly: 'You or your guests must not use your short-term rental accommodation for regular weddings or other functions without development consent from Council. Council may consider an application for a temporary use of land for a maximum period of 52 days in a 12 month period. Refer to Clause 2.8 of the Shoalhaven LEP 2014.' A private function requiring a tent or marquee must also comply with Division 3 of the Codes SEPP (exempt/complying development codes).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://dcp2014.shoalhaven.nsw.gov.au/sites/default/files/Chapter%20G16.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "shoalhaven",
   "jurisdiction": "Shoalhaven",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/shoalhaven/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "fire_safety",
   "rule": "Shoalhaven DCP requires a bushfire evacuation plan for any STRA property in a bushfire-prone area, plus operational smoke alarms, in addition to the statewide STRA fire-safety standard.",
   "detail": "VERIFIED VERBATIM this pass by reading the primary DCP PDF directly (controls A8.1-A8.2, section 5.1): 'A8.1 A bushfire evacuation plan is required for all short-term rental accommodation in bushfire prone areas. A8.2 Smoke alarms must be installed and remain operational in your short-term rental accommodation.' This sits alongside, and is additional to, the statewide STRA Fire Safety Standard self-declaration regime that applied from 1 March 2022 under the state STRA framework (also confirmed on council's FAQ page this pass: 'Requirements around fire and emergency procedures have been postponed until 1 March 2022').",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://dcp2014.shoalhaven.nsw.gov.au/sites/default/files/Chapter%20G16.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "shoalhaven",
   "jurisdiction": "Shoalhaven",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/shoalhaven/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "code_of_conduct",
   "rule": "Shoalhaven DCP Chapter G16 imposes local operating conditions beyond the state Code of Conduct: max 2 adult guests per bedroom, guidance against offensive/outdoor noise especially 10pm-8am, mandatory 24-hour local contact person, contact signage at the letterbox, and a requirement to notify Council in writing of every complaint within 48 hours.",
   "detail": "VERIFIED this pass by reading the primary DCP PDF directly, sections 5.1-5.3: (i) 'the maximum number of guests must not exceed 2 adult guests per bedroom' (A3.1); (ii) guests must not create noise offensive to neighbours 'at any time during their occupancy, but especially between the hours of 10pm and 8am' (A5.3), and the amenity-interference examples in section 5.2 list use of outdoor spas/pools/BBQs between 10pm and 8am, so this functions as a de facto restriction on those areas in that window rather than an absolute ban on all noise; (iii) a 24-hour contactable local management agent able to attend the site and respond to complaints (A10.1); (iv) one business identification sign at the letterbox naming the property as a holiday rental and giving the 24-hour contact number, per DCP Chapter G22 signage controls (A11.1-A11.2); (v) 'You or your 24 hour contact person should notify Council in writing of all complaints within 48 hours of when the complaint was made... Council will require the date, time and type of complaint as well as the actions taken' (A13.1); (vi) waste must be collected via Council's kerbside service or a private contractor, public beach/park bins explicitly not acceptable, bins not to sit kerbside more than 1 day before/after collection (A6.1-A6.3).",
   "exceptions": "Applies to residential holiday rentals; excludes bed and breakfast and backpackers' accommodation, which are covered elsewhere in the DCP.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://dcp2014.shoalhaven.nsw.gov.au/sites/default/files/Chapter%20G16.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "shoalhaven",
   "jurisdiction": "Shoalhaven",
   "state": "NSW",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/nsw/shoalhaven/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Breaching Shoalhaven's DCP amenity conditions can require the owner to obtain development consent, and Council may issue a penalty infringement notice or commence legal proceedings for ongoing breaches; no fixed dollar penalty amount is specified in the DCP itself.",
   "detail": "VERIFIED VERBATIM this pass by reading the primary DCP PDF directly, section 6.1: 'If you or your guests do not comply with this Chapter and your short-term rental accommodation is interfering with the amenity of the neighbourhood in any way, then you will be required to obtain development consent from Council in accordance with clause 7.13 of the Shoalhaven LEP 2014. Council may also take enforcement action against you including issuing a penalty infringement notice under the relevant legislation or for ongoing breaches, legal proceedings may be commenced. You may also be required to install mandatory signage at the property.' No specific dollar figure appears anywhere in Chapter G16.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://dcp2014.shoalhaven.nsw.gov.au/sites/default/files/Chapter%20G16.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "snowy-monaro",
   "jurisdiction": "Snowy Monaro Regional Council (Jindabyne)",
   "state": "NSW",
   "type": "council",
   "status": "permitted",
   "url": "https://shortstayrules.com/australia/nsw/snowy-monaro/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Tiny homes and caravans on private property in Snowy Monaro are exempt from STRA registration.",
   "detail": "Council's published guidance (accordion 'Can I let out my tiny home under Short Term Rental Accommodation?', verified verbatim on 24/07/2026) states: 'The STRA planning framework does not apply to moveable dwellings such as caravans or tiny homes on private property and are not required to register for STRA.' The same page adds these are subject to the Local Government (Manufactured Home Estates, Caravan Parks, Camping Grounds and Moveable Dwellings) Regulation 2021, which permits up to two caravans/tents for short stays (not exceeding 2 consecutive days) for a combined maximum of 60 days per year without development approval. This is a locally-published clarification of a state exemption boundary relevant to the Snowy Monaro alpine/caravan-park market (e.g. Thredbo, Jindabyne holiday-van scenarios).",
   "exceptions": "A tiny home that has obtained development approval as a 'Moveable Dwelling' (permitted in some zones, e.g. RU5 Village, E4 General Industrial, under the Local Environmental Plan) falls outside this exemption and may be treated as an ordinary dwelling.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.snowymonaro.nsw.gov.au/Building-and-Planning/Development/Do-I-need-approval/Tiny-Homes",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "snowy-monaro",
   "jurisdiction": "Snowy Monaro Regional Council (Jindabyne)",
   "state": "NSW",
   "type": "council",
   "status": "permitted",
   "url": "https://shortstayrules.com/australia/nsw/snowy-monaro/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "Snowy Monaro/Jindabyne is not subject to the NSW 180-day non-hosted STRA night cap.",
   "detail": "The NSW Planning Portal's STRA page states: 'Non-hosted STRA can occur for up to 180 days within certain land of the Muswellbrook and Clarence Valley local government areas', these are the only two regional LGAs it names as carrying the state-framework 180-day cap (Greater Sydney is capped separately; Blue Mountains, Ballina and Byron carry their own caps under separate local provisions). Snowy Monaro is not named on this page as subject to any cap, so non-hosted STRA in Jindabyne, Cooma, Berridale, Dalgety, Adaminaby, Thredbo etc. has no state-imposed maximum-nights limit, properties can be let non-hosted year-round, subject to registration and fire-safety compliance. Verified directly against the Planning Portal page on 24/07/2026.",
   "exceptions": "No exceptions identified; this could change if the NSW Government or Council later extends the regulated-area map (Council's 2024 submission flagged Jindabyne's high non-hosted STRA share and called for a policy response, but no cap has since been applied here).",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planningportal.nsw.gov.au/stra",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "snowy-monaro",
   "jurisdiction": "Snowy Monaro Regional Council (Jindabyne)",
   "state": "NSW",
   "type": "council",
   "status": "permitted",
   "url": "https://shortstayrules.com/australia/nsw/snowy-monaro/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "Properties used for short-term/tourist letting are rated Residential, not Business, by Snowy Monaro Council.",
   "detail": "In Council's 2021 rates-harmonisation consultation, Council confirmed in its published FAQ (verified verbatim on 24/07/2026): 'Can we set different rates for properties used as tourist rentals? No. Under the legislation tourist rental properties are classed as residential for rating purposes, so we can only differentiate based on the centre of population, not the use. Hotels and motels are treated as business.' This reflects the Local Government Act 1993 (NSW) categorisation rules as applied by this Council, a self-contained dwelling let short-term stays Residential-rated; only hotel/motel-style commercial accommodation is rated Business.",
   "exceptions": "Purpose-built commercial accommodation (hotels, motels) is rated Business, not Residential.",
   "applies_to": "both",
   "effective_from": "2021-07-01",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://yoursaysnowymonaro.com.au/revenue-policy-exhibition",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "snowy-monaro",
   "jurisdiction": "Snowy Monaro Regional Council (Jindabyne)",
   "state": "NSW",
   "type": "council",
   "status": "permitted",
   "url": "https://shortstayrules.com/australia/nsw/snowy-monaro/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Council has formally lobbied the NSW Government for STRA reform balancing housing supply against tourism, without imposing its own local cap.",
   "detail": "In a submission published 25 March 2024 responding to the NSW discussion paper on short- and long-term rental accommodation, Snowy Monaro Council stated (verified verbatim on 24/07/2026) that 27% of dwellings in Jindabyne are non-hosted short-term rentals (Airbnb/Stayz-type), and that only 14.8% of homes sold and 6.6% of rentals listed in Jindabyne in the prior year were affordable for a household on average income. Mayor Chris Hanna called for regulation that protects housing affordability 'without impacting local tourism,' given tourism is the region's largest economic driver. As of this record's date, Council has not enacted any local STRA night cap, levy, or LEP-specific STRA overlay of its own, the position is advocacy only.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2024-03-25",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.snowymonaro.nsw.gov.au/News-and-Media/News-articles/Council-calls-for-balance-on-short-term-rentals",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "NT has no state or territory short-term rental registration scheme.",
   "detail": "Unlike NSW ($65 initial + $25/yr STRA register) and WA (mandatory register from 2025-01-01), the Northern Territory has not introduced any equivalent register for STR/Airbnb operators. No NT government agency (Consumer Affairs NT, Department of Lands, Planning and Environment) currently requires hosts to register a short-stay property before listing it on Airbnb, Stayz or similar platforms. VERIFICATION NOTE (24/07/2026 pass): renewed fetch attempts on nt.gov.au, treasury.nt.gov.au, agd.nt.gov.au, consumeraffairs.nt.gov.au and dli.nt.gov.au all returned HTTP 403 again, this is site-wide bot-blocking, not a page-specific issue. Fresh WebSearches targeting Consumer Affairs NT and the Department of Lands, Planning and Environment specifically found no NT-specific registration scheme mentioned anywhere, and two independent Australia-wide STR-regulation trackers (Hostaway's \"Airbnb Rules Australia\" guide and Houst's \"Airbnb & Short-Term Rental Regulations in Australia\") both state the NT has no territory-wide registration framework and relies on local council/planning controls instead. This strengthens the corroboration-by-absence case but is still not a directly-read primary-source confirmation. Confidence held at medium (not upgraded to high).",
   "exceptions": "Individual local councils could theoretically require registration via local law, but no such council register was located for Darwin, Palmerston or Litchfield during this research.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://nt.gov.au/property/land-planning-and-development/our-planning-system/nt-planning-scheme",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No statutory cap on the number of nights a property may be let short-term, hosted or non-hosted.",
   "detail": "There is no NT equivalent to Greater Sydney's 180-day non-hosted cap or Byron Shire's 60-day cap. No territory legislation, planning instrument or council local law imposing an annual night limit on short-stay letting was found. This is the default position absent a dedicated STR scheme. VERIFICATION NOTE (24/07/2026 pass): same renewed 403s on all primary NT government domains attempted. Fresh WebSearches (including the two Australia-wide STR trackers above) again found no mention of any NT night cap, current or proposed. Corroboration strengthened; not primary-source confirmed. Confidence held at medium.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://nt.gov.au/property/land-planning-and-development/our-planning-system/nt-planning-scheme",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Ordinary residential short-stay letting of a lawfully built dwelling generally needs no separate development permit; larger/commercial-scale visitor accommodation (\"serviced apartments\"/\"tourist accommodation\") can trigger one under the NT Planning Scheme 2020.",
   "detail": "Land use and development across the NT (outside a handful of council areas with devolved powers) is governed by the NT Planning Scheme 2020 under the Planning Act 1999, with consent decisions typically made by the territory's Development Consent Authority (DCA) rather than local councils. CONFIRMED directly from the Planning Act 1999 primary text: s75 makes it an offence to use or develop land in contravention of the applicable planning scheme, \"except in accordance with a permit\", i.e. the general permit-trigger mechanism is real and centred on the DCA. VERIFICATION NOTE (24/07/2026 pass): located the specific NT Planning Scheme 2020 documents, Schedule 2: Definitions (nt.gov.au/__data/assets/pdf_file/0008/914930/nt-planning-scheme-schedule-two-definitions.pdf) and Part 4: Zones and Assessment Tables (nt.gov.au/__data/assets/pdf_file/0010/914869/part-4-zones-and-assessment-tables-nt-planning-scheme-2020.pdf), a much better topical fit than the generic overview page previously cited. Via search-index snippet (direct PDF fetch still 403'd) confirmed the primary-text definition: \"serviced apartments means a building (or part of a building) providing self-contained accommodation to tourists or visitors on a commercial basis and which is regularly serviced or cleaned,\" and that a Tourist Commercial (TC) zone exists with its own assessment table. This confirms the Scheme does treat commercial-scale tourist/serviced accommodation as a distinct, separately-assessed land use from an ordinary \"dwelling.\" What still could not be confirmed is the exact zone-table line determining whether an ordinary single dwelling let short-term via Airbnb/Stayz (not marketed or fitted out as \"serviced apartments\") falls under the \"dwelling\" use class (no permit) or a tourist-accommodation use class (permit required), full PDF text was not read this pass. Confidence held at medium; citations upgraded from generic to specific.",
   "exceptions": "Commercial-scale operations (e.g. multiple units run as visitor accommodation, or purpose-built short-stay complexes) are more likely to require development consent as a change of use.",
   "applies_to": "both",
   "effective_from": "2020-01-01",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://nt.gov.au/__data/assets/pdf_file/0010/914869/part-4-zones-and-assessment-tables-nt-planning-scheme-2020.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "hosted_vs_unhosted",
   "rule": "NT law does not distinguish between hosted and non-hosted (whole-home) short-term letting in a dedicated STR statute.",
   "detail": "Because there is no dedicated STR statute, no NT instrument defines or treats \"hosted\" (host present) and \"non-hosted\" (whole property) short stays differently. Both are governed identically by whatever general planning, tenancy, strata and building law applies. VERIFICATION NOTE (24/07/2026 pass): cited nt.gov.au page still 403's on direct fetch. The general claim remains plausible and is independently supported by the confirmed RTA s6 exclusion below, which itself turns on purpose (\"holiday accommodation\") rather than host presence, no hosted/non-hosted distinction was found anywhere in NT primary law this pass either. Confidence held at medium.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://nt.gov.au/property/land-planning-and-development/our-planning-system/nt-planning-scheme",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "hosted_vs_unhosted",
   "rule": "Short-term/holiday accommodation is excluded from the Residential Tenancies Act 1999 (NT).",
   "detail": "CONFIRMED directly from primary legislative text (fetched and read in full): s6(1)(a) of the Residential Tenancies Act 1999 (NT) states \"This Act does not apply to an agreement: (a) under which a person occupies, or it is intended a person will occupy, premises provided for the purposes of holiday accommodation.\" Section 6 also excludes caravan-park stays, no-rent occupancy arrangements, sale-with-occupancy-right agreements, and company-title schemes (s6(1)(b)-(h)). This means STR guests occupying premises for holiday accommodation are not tenants with RTA protections, confirmed for both hosted and non-hosted arrangements since the exclusion turns on purpose (\"holiday accommodation\"), not on host presence.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nt.gov.au/api/sitecore/Act/PDF?id=12173",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "No NT-specific short-stay levy or tourism tax on STR bookings has been identified.",
   "detail": "No equivalent to VIC's 7.5% short-stay levy (from 2025-01-01) or the ACT's 5% levy (from 2025-07-01) was found for the Northern Territory. Ordinary state taxes and GST rules apply as they would to any commercial activity, but no dedicated STR levy has been located. VERIFICATION NOTE (24/07/2026 pass): identified the correct primary-source page for this claim, the Territory Revenue Office (treasury.nt.gov.au/dtf/territory-revenue-office), which is a far better topical fit than the previously-cited planning-scheme page (now corrected). Direct fetch of treasury.nt.gov.au still returns HTTP 403 / is blocked, so this remains a search-index-snippet corroboration rather than a full primary read: searches on the Territory Revenue Office's administered taxes surfaced payroll tax, stamp duty and land tax, with no short-stay/accommodation levy among them. Confidence held at low pending a working direct fetch of treasury.nt.gov.au; source_url corrected to the Territory Revenue Office page.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://treasury.nt.gov.au/dtf/territory-revenue-office",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "fire_safety",
   "rule": "No STR-specific fire safety standard exists; general building/fire law applies to any residential building regardless of how it is let.",
   "detail": "NT fire safety obligations for buildings sit under the Building Act 1993 (NT), Building Regulations 1993 (NT) and Fire and Emergency Act 1996 (NT) plus Fire and Emergency Regulations 1996 (NT), administered as \"building fire safety measures.\" The Building Act 1993 (NT) was confirmed to exist and be currently \"In Force\" via the legislation.nt.gov.au portal, but the specific fire-safety provisions and their application (or non-application) to short-term-let dwellings were not read in full text. Unlike NSW (which has a dedicated STRA Fire Safety Standard), NT has not published a short-term-rental-specific fire safety standard so far as this research found. Not re-investigated this pass (not among the flagged items); unchanged from prior pass.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://legislation.nt.gov.au/api/sitecore/Act/PDF?id=11815",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "Body corporates in NT unit title schemes can set by-laws affecting short-term letting, under the Unit Title Schemes Act 2009.",
   "detail": "CONFIRMED core mechanism directly from primary text: s95(1) of the Unit Title Schemes Act 2009 (NT) provides that, subject to any by-law specified in the scheme statement, Schedule 2 has effect as the by-laws of the scheme, i.e. a scheme statement can specify its own by-laws (s95(2)) governing use/control of scheme land, body corporate assets, services and amenities, which in principle extends to short-term letting conditions. However, s95(3) also confirms a statutory limit: a by-law is invalid to the extent it \"unlawfully restricts the use of a unit\" or is inconsistent with the Act or another NT law. VERIFICATION NOTE (24/07/2026 pass): searched specifically for whether an outright STR ban would fall foul of s95(3)(b) or is a lawful restriction. Results returned only generic, non-NT-specific strata/body-corporate commentary (not citable per site policy against blogs/non-primary sources, and not reliably applicable to NT's own statute). No NT-specific case law, Office of the Commissioner for Unit Titles guidance, or Consumer Affairs NT material on this exact point was located. This question remains genuinely unresolved. Treat by-law-level control as an established mechanism, with its outer limits (can a by-law ban STR outright, or only regulate it?) still unconfirmed.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2009-01-01",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://legislation.nt.gov.au/api/sitecore/Act/PDF?id=12243",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "code_of_conduct",
   "rule": "No NT code of conduct for short-term rental hosts or guests exists.",
   "detail": "No equivalent to the NSW STRA Code of Conduct (mandatory registration on an exclusion register for repeat breaches) was found for the Northern Territory. No NT Consumer Affairs or Department of Lands, Planning and Environment code of conduct document for STR/Airbnb operators was located. VERIFICATION NOTE (24/07/2026 pass): consumeraffairs.nt.gov.au still returns HTTP 403 on direct fetch. Fresh WebSearch specifically for an NT STR/holiday-letting code of conduct returned only NSW's Fair Trading Code of Conduct in results, nothing NT-specific surfaced. Corroborates the absence claim without providing a directly-read primary confirmation. Confidence held at medium.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://consumeraffairs.nt.gov.au/for-consumers/residential-tenancies",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Unauthorised use or development of land in contravention of the NT Planning Scheme carries a maximum penalty of 500 penalty units, plus a default (daily continuing-offence) penalty of 4 penalty units.",
   "detail": "CONFIRMED directly from primary legislative text: s75(1)-(2) of the Planning Act 1999 (NT), headed \"Use or development contravenes planning scheme,\" provides that land must not be used or developed in contravention of the applicable planning scheme except in accordance with a permit; a person commits an offence if they intentionally use or develop land and are reckless as to whether that contravenes the planning scheme. Maximum penalty: 500 penalty units. Default penalty (for a continuing/daily offence): 4 penalty units. It is a defence if the use/development is in accordance with a permit (s75(3)). Because there is no STR registration scheme, there are no fines for failing to register, the only exposure is this general unauthorised-use offence if a property's short-stay use breaches its zoning/permit conditions. VERIFICATION NOTE (24/07/2026 pass): the current NT penalty unit dollar value was confirmed at $189 for FY2025-26 (1 July 2025 - 30 June 2026), via WebSearch attributing the NT Attorney-General's Department \"Penalty units\" page (agd.nt.gov.au), and corroborated by multiple independent secondary legal-reference sites citing the same figure and the same year-on-year indexation progression ($176 -> $185 -> $189). This gives an indicative maximum of approx. $94,500 and an indicative daily default penalty of approx. $756 at the FY2025-26 rate (added to the penalties array below). CAVEAT: today's date (24/07/2026) falls in FY2026-27; NT penalty units are indexed annually each 1 July against Darwin CPI, so a new FY2026-27 rate is very likely already in effect but was not confirmable this pass (direct agd.nt.gov.au fetch 403'd; WebSearch did not surface a specific new figure). Treat the dollar conversions as approximate and possibly one year stale.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.nt.gov.au/api/sitecore/Act/PDF?id=12098",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "nt",
   "jurisdiction": "Northern Territory",
   "state": "NT",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/nt/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "No mandatory STR-specific insurance requirement identified.",
   "detail": "No NT legislation or state government guidance was found mandating specific public liability or short-stay insurance for STR hosts (contrast with jurisdictions where a scheme document specifies minimum cover). Ordinary prudent-owner insurance obligations (e.g. under a mortgage, or body corporate building insurance under the Unit Title Schemes Act) apply generally but nothing STR-specific was located. Not re-investigated this pass (not among the flagged items; already appropriately low-confidence and excluded from status_summary); unchanged from prior pass.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://nt.gov.au/property/land-planning-and-development/our-planning-system/nt-planning-scheme",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "brisbane",
   "jurisdiction": "Brisbane (City of Brisbane LGA / Brisbane City Council)",
   "state": "QLD",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/brisbane/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "No mandatory short-stay permit or registration currently applies in Brisbane.",
   "detail": "Brisbane City Council consulted on a proposed Short Stay Accommodation Local Law 2025 that would have required hosts to hold a council permit from 1 July 2026. Council's own status page for the proposal states verbatim: 'Council is not proceeding with the proposed Short Stay Accommodation Local Law 2025 at this time,' citing that circumstances have changed since consultation began in 2023, a slowdown in platform-based short-stay growth, improved host and property management, and feedback that some short-term lets house domestic violence survivors, insurance claimants and hospital patients. No permit, licence or registration number is currently required to list an Airbnb or Stayz property in the Brisbane LGA. Re-checked directly against the council page on 25 July 2026: the wording is unchanged and the proposal remains shelved.",
   "exceptions": "Council's page leaves the door open to revisit regulation, so this is a pause rather than a permanent repeal. The announcement date of 12 May 2026 and the personal attribution to the Lord Mayor are widely reported but are not stated on the council status page itself, so we do not assert them as fact.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.brisbane.qld.gov.au/laws-and-permits/local-laws/community-consultation-and-new-local-laws/proposed-short-stay-accommodation-local-law-2025",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "brisbane",
   "jurisdiction": "Brisbane (City of Brisbane LGA / Brisbane City Council)",
   "state": "QLD",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/brisbane/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No night cap on hosted or non-hosted short-term letting is in force.",
   "detail": "Because the proposed Short Stay Accommodation Local Law 2025 was shelved (see registration rule), no council-imposed annual night cap applies to hosted or non-hosted STR in Brisbane, unlike NSW Greater Sydney (180 days) or Byron Shire (60 days). The only day-count that has legal effect is the 60-day/42-consecutive-night threshold used purely for rates categorisation, not as an operating cap.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.brisbane.qld.gov.au/laws-and-permits/local-laws/community-consultation-and-new-local-laws/proposed-short-stay-accommodation-local-law-2025",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "brisbane",
   "jurisdiction": "Brisbane (City of Brisbane LGA / Brisbane City Council)",
   "state": "QLD",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/brisbane/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Whether a development approval (material change of use) is needed depends on CityPlan 2014 zoning, overlays and neighbourhood plan.",
   "detail": "Brisbane City Plan 2014 treats short-term letting under the 'bed and breakfast' definition, confirmed verbatim on council's page as 'tourist and visitor accommodation on a short-term, commercial basis' where 'the host operates and maintains these facilities and guests are generally given breakfast', classified as a home-based business and distinguished from motels/hotels/boarding houses/hostels. It is supported in nine zone categories: Residential, Centre, Mixed Use, Township, Environmental Management, Conservation, Rural, Rural Residential and Emerging Community. Some projects qualify as 'accepted development' needing no planning approval if they meet a self-assessable checklist; otherwise hosts must contact council (07 3403 8888) or seek pre-lodgement advice to confirm whether a development application is required.",
   "exceptions": "Exact assessment level (accepted/code/impact-assessable) varies by specific zone and precinct/neighbourhood plan and was not fully enumerated on the source page. A previously-stated '35-business-day statutory decision period' figure could not be verified against a primary source (the Queensland Development Assessment Rules page did not return usable content in this pass) and has been removed, do not quote a specific number of business days without checking the current DA Rules directly.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.brisbane.qld.gov.au/planning-and-building/planning-guidelines-and-tools/brisbane-city-plan-2014/supporting-information/holiday-and-short-term-rentals",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "brisbane",
   "jurisdiction": "Brisbane (City of Brisbane LGA / Brisbane City Council)",
   "state": "QLD",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/brisbane/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "hosted_vs_unhosted",
   "rule": "Council's rates system, not a state law, is what distinguishes hosted from non-hosted STR in Brisbane.",
   "detail": "There is no QLD state-wide hosted/non-hosted STR framework (Queensland has no state STR scheme; it is council-by-council). Brisbane's own distinction is rates-based: owner-occupied hosted letting within allowable limits sits in category 1ga/10ga (standard-plus rates); whole-property/non-hosted letting exceeding 60 days a year (with individual stays under 42 consecutive nights) sits in category 23/24 Transitory Accommodation at materially higher rates.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.brisbane.qld.gov.au/online-services/rates-services/rates-change-use",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "brisbane",
   "jurisdiction": "Brisbane (City of Brisbane LGA / Brisbane City Council)",
   "state": "QLD",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/brisbane/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "Whole-home STR let for more than 60 days/year is moved into the higher 'Transitory Accommodation' differential rate category (23).",
   "detail": "Council's Rating Category Statement 2025-26 (fetched and confirmed directly) lists category 23 'Transitory Accommodation: land being used for Transitory Accommodation purposes...', category 24 as the community-titles-scheme (strata) equivalent, category 1ga 'Residential, Owner Occupied with Guest Accommodation' (land meeting category 1 but part-used for paid guest accommodation within allowable limits), and category 10ga as the CTS equivalent of 1ga, all four category labels and definitions are confirmed verbatim against the primary PDF. Council's separate 'change of property use' page confirms hosts should notify council if providing 'transitory accommodation for more than 60 days in a year (with each stay less than 42 consecutive nights in duration)'. Media/industry reporting citing council's 2022 budget puts the differential at roughly 50% above equivalent non-owner-occupied residential rates (introduced 1 July 2022), this specific percentage and date remain unconfirmed against the primary cents-in-the-dollar Resolution of Rates and Charges table (not accessible within this verification pass either) and should be checked before being quoted as exact.",
   "exceptions": "Properties only renting a single room, granny flat, or shared/hosted accommodation within allowable limits fall under the owner-occupied guest-accommodation category (1ga/10ga) instead of category 23.",
   "applies_to": "unhosted",
   "effective_from": "2022-07-01",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.brisbane.qld.gov.au/content/dam/brisbanecitycouncil/corpwebsite/about-council/documents/rating-category-statement-2025-26.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "brisbane",
   "jurisdiction": "Brisbane (City of Brisbane LGA / Brisbane City Council)",
   "state": "QLD",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/brisbane/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "STR (as 'bed and breakfast'/short-term accommodation) is only actively supported in specific CityPlan zones.",
   "detail": "CityPlan 2014 identifies Residential, Centre, Mixed Use, Township, Environmental Management, Conservation, Rural, Rural Residential and Emerging Community zones as the zones where short-term/bed-and-breakfast accommodation is encouraged or anticipated; outside these, or where local overlays/neighbourhood plans restrict it, the use may not be supported or may require impact assessment with public notification.",
   "exceptions": "Neighbourhood plans and overlays can vary the base zone outcome property-by-property.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.brisbane.qld.gov.au/planning-and-building/planning-guidelines-and-tools/brisbane-city-plan-2014/supporting-information/holiday-and-short-term-rentals",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cairns",
   "jurisdiction": "Cairns Region (Cairns Regional Council)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/cairns/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Cairns Regional Council has no dedicated Airbnb/Stayz-style STR registration or licensing scheme for entire-home short-term letting, unlike NSW or WA's state registers.",
   "detail": "Whole-home short-term letting (a single dwelling let out via Airbnb/Stayz) is not separately licensed by Council; it is governed only through the planning scheme's use definitions and code 9.2.17 above, plus standard rates and building rules. Verified directly against the primary page: it contains no mention of Airbnb, Stayz or STR registration, and states only that 'Shared facility accommodation (eg backpacker and youth hostels), caravan parks and camping grounds are regulated under Council's Local Law No. 6', confirming whole-home letting sits outside this permit regime.",
   "exceptions": "Shared/dormitory-style accommodation businesses (hostels), caravan parks and camping grounds do require a Local Law No. 6 permit and annual health-licence renewal.",
   "applies_to": "both",
   "effective_from": "2016-01-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.cairns.qld.gov.au/property-and-business/business/regulations-permits/accommodation-venues-and-events",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cairns",
   "jurisdiction": "Cairns Region (Cairns Regional Council)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/cairns/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "CairnsPlan 2016 defines short-term accommodation as its own use category, assessed against the Multiple dwelling and short-term accommodation code (9.2.17), separate from a standard dwelling house.",
   "detail": "Code 9.2.17 applies whenever a development application is required for 'Multiple dwelling' or 'Short-term accommodation' use. Verified directly against the primary document: minimum site area 800m2 (AO2.1) and 15m frontage (AO2.2), site cover not more than 40% (AO3.1), setbacks not less than 6m road frontage (AO7.1), 4m rear (AO7.2), and 2m side for 1-2 storeys or 3m for 3-4 storeys (AO7.3), plus tropical-design and landscaping requirements. Maximum gross floor area (GFA) by zone under Table 9.2.17.3.b confirmed as: Low-medium density residential zone 0.8x site area, Medium density residential zone 1.2x site area, Tourist accommodation zone 1.2x site area, and no GFA maximum in other zones. The code itself does not state which zones require development approval (accepted vs code-assessable vs impact-assessable) for short-term letting of an existing single dwelling, that trigger sits in the scheme's Part 5 Tables of Assessment, which could not be retrieved as a standalone document this session (the combined Parts 1-10 PDF exceeds normal fetch size limits). Secondary commentary suggests short-term accommodation use in low-density residential zones may need development approval, but this remains unconfirmed against the primary Part 5 table.",
   "exceptions": "GFA cap only applies in Low-medium density residential, Medium density residential and Tourist accommodation zones; no cap in other zones under this code.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.cairns.qld.gov.au/__data/assets/word_doc/0008/517355/9.2.17-Multiple-dwelling-and-short-term-accommodation-code.docx",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cairns",
   "jurisdiction": "Cairns Region (Cairns Regional Council)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/cairns/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "Cairns Regional Council has no distinct 'short-term letting' or 'holiday letting' differential rating category, STR dwellings are rated as ordinary residential unless reclassified as a commercial guest-house/motel use.",
   "detail": "Council's 2026-27 general rating categories are based on land use codes, not on whether a dwelling is Airbnb-let, confirmed directly against the primary statutory-information page, which lists no STR/holiday-letting differential category. A typical single dwelling or unit used for short-term letting stays in Residential Category A (0.005307 cents in the dollar, $1,165.50 minimum), Category K (community titles, 0.009443) or Category L (multi-unit dwellings, 0.007522), the same as any owner-occupied home. Only if a property is formally used/valued as land-use code '07 Guest house/private hotel' or '43 Motel' does it fall into Commercial Category D (0.015823, $1,201.10 minimum, inner city) or Category E (0.007097, $1,201.10 minimum, elsewhere), materially higher rates than residential.",
   "exceptions": "Purpose-built guest houses, private hotels and motels (use codes 07/43) are rated as Commercial D or E, not Residential.",
   "applies_to": "both",
   "effective_from": "2026-07-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.cairns.qld.gov.au/online/rates-water-billing-fees-and-charges/rates/statutory-information",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cairns",
   "jurisdiction": "Cairns Region (Cairns Regional Council)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/cairns/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "CairnsPlan 2016 Version 3.1 is the current planning scheme and is the primary control on where short-term accommodation is a planning-compliant use in the Cairns Region.",
   "detail": "The current scheme, CairnsPlan 2016 Version 3.1, is administered via Council's online compliance tables; the page itself is dated 'Last Updated: 1 August 2022', which is consistent with but does not itself prove the widely-reported 13 July 2022 adoption / 2 August 2022 commencement dates. Zone codes (Part 6, e.g. 6.2.8 Low density residential, 6.2.10 Low-medium density residential, 6.2.12 Medium density residential, 6.2.24 Tourist accommodation) set the purpose and outcomes for each zone but reference Part 5 for the actual table of what level of assessment 'Short-term accommodation' use requires in that zone.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.cairns.qld.gov.au/property-and-business/planning-schemes/current/cairnsplan-2016-version-3.1-compliance-tables",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cairns",
   "jurisdiction": "Cairns Region (Cairns Regional Council)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/cairns/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Shared facilities accommodation, caravan parks and camping grounds need a Local Law No. 6 permit plus an annual Council health-licence renewal.",
   "detail": "Local Law No. 6 (Camping Grounds, Caravan Parks and Shared Facilities Accommodation) 2016, title and coverage confirmed directly against Council's local laws register, regulates public-health and safety aspects of camping grounds, caravan parks and shared facilities accommodation (e.g. backpacker hostels) via a permit process; conditions can include maximum occupants, maximum length of stay, waste/sanitation, fire-safety plans, pest management and insurance. The claim that businesses apply via an 'Operation of Shared Accommodation' form and are re-invoiced annually with 2025/26-cycle renewals due 30 September 2025 could NOT be independently confirmed this session, the cited register page lists only the law's title and coverage, not its administrative process or renewal dates. Treat the process/date detail as unverified pending a direct check of the permit application page or fees schedule. The exact fee schedule was not sourced this session; see Council's Fees & Charges schedule.",
   "exceptions": "Does not cover standard whole-home/whole-unit short-term letting of a single dwelling, which falls under the planning scheme instead.",
   "applies_to": "hosted",
   "effective_from": "2016-01-01",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.cairns.qld.gov.au/council/corporate/local-laws/local-laws-register",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "cairns",
   "jurisdiction": "Cairns Region (Cairns Regional Council)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/cairns/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "A separate Local Law No. 5 covers temporary homes and camping on private property, distinct from Airbnb-style STR regulation.",
   "detail": "Local Law No. 5 (Temporary Homes and Camping) 2016, title and coverage confirmed directly against Council's local laws register, requires a permit for camping on private property for more than 4 weeks in a 12-month period, and for a temporary home (e.g. caravan) used on private land while a permanent dwelling is being built under a building approval. This is unrelated to letting a completed dwelling short-term to tourists but is sometimes confused with STR rules because it also uses the phrase 'short-term accommodation' informally on Council's website.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2016-01-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.cairns.qld.gov.au/council/corporate/local-laws/local-laws-register",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "douglas-shire",
   "jurisdiction": "Douglas Shire Council (Port Douglas)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/douglas-shire/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Certain STA premises (particularly shared-facility/hostel-style accommodation, and any accommodation with a guest-servicing swimming pool) must hold a separate Local Law approval from Council's Public Health/Environmental Health Unit, in addition to any planning approval.",
   "detail": "The Council's decision on MCUC 2022_4916/1 confirms the business 'currently holds a Local Law Approval for Shared facility Accommodation and Swimming Pool' and that any change to room numbers/layout needs an 'Accommodation amendment application' before new areas are used, with a standard advice note that 'the proprietor of rental accommodation premises must maintain approvals as per Council's Local Laws.' Douglas Shire's local laws are numbered 1 (Administration) through 6 (Bathing Reserves); this approval sits under Local Law No.1/its subordinate law and is administered as a public-health-style accommodation approval, separate from town planning.",
   "exceptions": "Confirmed evidence relates to a shared-facility/hostel-style operator; whether a standard single-dwelling whole-house Airbnb/Stayz listing also needs this specific Local Law approval (versus only the MCU planning approval) was not confirmed and should be checked directly with Council's Public Health Unit.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://douglas.qld.gov.au/download/council_meetings/meeting_agendas/5.5-Material-change-of-use-for-short-term-accommodation-9-13-Port-Street-Port-Douglas.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "douglas-shire",
   "jurisdiction": "Douglas Shire Council (Port Douglas)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/douglas-shire/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No numeric non-hosted night cap (e.g. a Byron-style 60-day or Greater-Sydney-style 180-day annual limit) was identified for Douglas Shire, control is exercised through the discretionary MCU development-approval pathway itself, not a blanket day-count rule.",
   "detail": "Unlike Byron Shire's legislated 60-day non-hosted cap or the Greater Sydney 180-day cap, Douglas Shire's Planning Scheme and the sighted development approvals (including guest-bed caps like the 119-guest limit at Coral Beach Lodge) regulate STA through site-specific MCU conditions (maximum guests, car parking, hours) rather than a shire-wide maximum-nights-let rule. This is an absence-of-evidence finding within the research budget, not a definitive statement that no such rule exists anywhere in the scheme or a local law not sighted; the cited planning-scheme overview page does not itself discuss night caps one way or the other, so it should be treated as a general reference, not direct evidence of absence. Confirm directly with Council before treating as certain.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://douglas.qld.gov.au/development/schemes-masterplans/douglas-shire-planning-scheme/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "douglas-shire",
   "jurisdiction": "Douglas Shire Council (Port Douglas)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/douglas-shire/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Short-term accommodation (STA) is a distinct, separately assessable land use under the Douglas Shire Planning Scheme 2018 (Version 1.0), not simply part of ordinary house/dwelling use.",
   "detail": "A Material Change of Use (MCU) development application to Douglas Shire Council can be triggered for STA, assessed against the Tourist Accommodation Zone Code, the 'Multiple Dwellings, Short-term Accommodation & Retirement Village' code, and, in Port Douglas/Craiglie, the Port Douglas/Craiglie Local Plan Code plus applicable overlays (coastal environment, flood and storm tide hazard, acid sulphate soils, transport network). Directly confirmed via a real Council decision: MCUC 2022_4916/1 (9-13 Port Street, Port Douglas, 'Coral Beach Lodge'), approved 30 August 2022, listed as 'Code assessable development' under the Tourist Accommodation Zone, capped at 119 guests at any one time, and found 'not within a Precinct' of the Port Douglas/Craiglie Local Plan. A separate 2024/2025-era Council DA summary describes STA in some contexts as facilitating 'stays not exceeding three months' and notes proposals can be Impact Assessable depending on location/zone. The exact zone-by-zone Table of Assessment thresholds were not sighted verbatim, only evidenced via DA case outcomes, so a human should verify Part 5 (Tables of Assessment) of the scheme directly.",
   "exceptions": "Assessment level (self-assessable / code assessable / impact assessable) varies by zone and precinct; confirmed code-assessable in the Tourist Accommodation Zone, reported as potentially impact-assessable elsewhere (medium confidence on the latter).",
   "applies_to": "both",
   "effective_from": "2018-01-02",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://douglas.qld.gov.au/download/council_meetings/meeting_agendas/5.5-Material-change-of-use-for-short-term-accommodation-9-13-Port-Street-Port-Douglas.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "douglas-shire",
   "jurisdiction": "Douglas Shire Council (Port Douglas)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/douglas-shire/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "No dedicated differential general-rate category specifically for short-term/holiday letting was able to be confirmed from primary sources within the research budget.",
   "detail": "Confirmed: Douglas Shire's rates page states 'For the purpose of making and levying these rates there are twenty-three categories of rateable land,' based on land use, service availability/consumption, valuation and income-producing capacity. The page does not itself list or describe the 23 categories (readers are directed to a downloadable 'Rate Category Information' flyer for 2024-2025), so whether STA/holiday letting has its own category (as some other QLD/coastal councils do) remains unconfirmed. Verify directly against Council's current 'Rate Category Information' PDF before relying on this.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://douglas.qld.gov.au/council-information/rates-fees-charges/types-rates-charges/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "douglas-shire",
   "jurisdiction": "Douglas Shire Council (Port Douglas)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/douglas-shire/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "Port Douglas contains a purpose-built 'Tourist Accommodation Zone' under the Planning Scheme, distinct from surrounding residential zones, intended to accommodate STA and complementary tourism uses.",
   "detail": "Sites zoned Tourist Accommodation (e.g. 9-13 Port Street) are assessed for STA at the lower 'Code assessable' tier against the Tourist Accommodation Zone Code, directly confirmed by the MCUC 2022_4916/1 decision text. Land outside this zone, including the Low-Medium Density Residential Zone that covers much of residential Port Douglas, faces a stricter assessment pathway for the same use. The Port Douglas/Craiglie Local Plan area overlays this zoning and can carry additional precinct-specific provisions; the Coral Beach Lodge site was confirmed 'not within a Precinct', implying other Port Douglas sites may be.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2018-01-02",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://douglas.qld.gov.au/download/council_meetings/meeting_agendas/5.5-Material-change-of-use-for-short-term-accommodation-9-13-Port-Street-Port-Douglas.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "douglas-shire",
   "jurisdiction": "Douglas Shire Council (Port Douglas)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/douglas-shire/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Approved STA/tourist accommodation developments in Port Douglas carry standard site-specific conditions covering noise/light nuisance, flood/storm-tide immunity floor levels, waste storage, landscaping and car parking, set case-by-case rather than as fixed shire-wide numbers.",
   "detail": "Conditions confirmed on the actual MCUC 2022_4916/1 approval: noise from mechanical equipment must not create an 'environmental nuisance' under the Environmental Protection Act 1994 / EPP (Noise) 2008 (Condition 22); light 'must not cause a light nuisance to surrounding properties' (Advice 5); minimum habitable-room finished floor levels of at least 3.467m AHD tied to Council's storm-tide hazard mapping (relevant given Port Douglas's coastal/flood exposure); and car parking reduced from a nominal 24 spaces to 12 (including one accessible space), justified by a parking study citing 'extremely low car ownership by hospitality workers', confirming the Access, Parking and Servicing Code has no purpose-built STA rate and is applied by discretion/analogy case-by-case.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2018-01-02",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://douglas.qld.gov.au/download/council_meetings/meeting_agendas/5.5-Material-change-of-use-for-short-term-accommodation-9-13-Port-Street-Port-Douglas.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Non-exempt short-term rental accommodation requires a Council licence under Local Law 16 / Subordinate Local Law 16.1, a Gold Coast-specific regime distinct from any state scheme (Queensland has no state-wide STR registration system).",
   "detail": "Subordinate Local Law No. 16.1 (Rental Accommodation) 2008 defines 'rental accommodation' broadly (any premises let for payment, including tourist/short-term letting) and requires the operator to hold a Council licence under Local Law No. 16 (Licensing) 2008 unless exempt. A full application requires a site plan and floor plan, a current Queensland Fire and Rescue Service certificate of compliance, an electrical safety certificate, and a statement that the premises complies with any relevant development approval and the planning scheme. A licence expires on 31 August each year (LL16.1 s.8). Renewal is deemed to occur automatically once the property owner pays council rates in full for the premises, provided the accommodation still meets the prescribed operating criteria (LL16.1 s.11; LL16 s.12). Verified directly against the full text of both consolidated PDFs.",
   "exceptions": "No licence is required for: home-stay accommodation where the host occupies the dwelling as their principal residence and hosts up to 4 guests (LL16.1 s.5(c)); family-board arrangements; premises providing professional health/welfare/education care; or caravan parks/camping grounds (s.5(a),(b),(d)). Separately, LL16.1 s.6(2) states no licence APPLICATION is required where the premises is a Class 1a or 2 building under the Building Code of Australia and the applicant is also the owner, in Council's public messaging this is the basis for most owner-occupied whole-house/unit short-term rentals being administered purely via the rates-payment-equals-renewal mechanism rather than a formal upfront application.",
   "applies_to": "unhosted",
   "effective_from": "2008-12-19",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/7/pdfs/local-laws/ll-16-lic-2008.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "Gold Coast imposes no maximum-nights-per-year cap on short-term letting, hosted or non-hosted.",
   "detail": "A full read of both the consolidated Local Law No. 16 (Licensing) 2008 and Subordinate Local Law No. 16.1 (Rental Accommodation) 2008 confirms neither imposes an annual limit on the number of nights a dwelling may be let short-term, unlike Greater Sydney's 180-day non-hosted cap or Byron Shire's 60-day non-hosted cap. Queensland has no state-wide STR scheme; each council sets its own rules, and Gold Coast has not adopted a night cap, relying instead on its licensing/registration regime and amenity conditions.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/1/pdfs/local-laws/ll16-1-sb-rental.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "A Council rental-accommodation licence does not replace development approval; the licence itself requires the operator to certify compliance with any development approval and the Gold Coast City Plan, and whether short-term accommodation needs a DA depends on the City Plan zone.",
   "detail": "Subordinate Local Law No. 16.1 s.9(i) makes it a prescribed licensing criterion that the rental accommodation complies with 'any relevant development approval' and 'the provisions of the planning scheme and any relevant planning scheme policy', verified verbatim against the primary text, the local-law licence and planning approval are separate, cumulative requirements. Under the Gold Coast City Plan, whether short-term/tourist accommodation is self-assessable (accepted), code-assessable, or impact-assessable is determined zone-by-zone via City Plan Part 5 (Tables of assessment) read with the applicable zone code. Indicatively, low-density residential zones tend to treat short-term/tourist accommodation as a less-anticipated use more likely to need impact assessment, while medium/high-density residential, tourism and centre zones more readily accommodate it as code-assessable or accepted development. This zone-level indicative characterisation could not be independently verified against the current City Plan this session (see review_notes).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/1/pdfs/local-laws/ll16-1-sb-rental.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "hosted_vs_unhosted",
   "rule": "Gold Coast's licensing regime exempts hosted home-stay letting for up to 4 guests from any Council licence; larger or non-hosted short-term letting needs a rental-accommodation licence.",
   "detail": "Subordinate Local Law No. 16.1 s.5(c) exempts 'home-stay accommodation', a dwelling occupied and continuing to be occupied as the principal place of residence of at least one person, providing accommodation for up to four guests, from the licensing requirement entirely. Verified verbatim against the primary text: 'is occupied and continues to be occupied as the principal place of residence of at least one person; and provides accommodation for up to four guests.' 'Short term accommodation' is separately defined in the law's dictionary as letting/hiring of rental accommodation for a period of occupation of less than 42 days at any one time (confirmed verbatim); this per-booking definition triggers extra licence conditions (fire-safety, residential-amenity) rather than functioning as an annual cap.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2008-12-20",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/1/pdfs/local-laws/ll16-1-sb-rental.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "fire_safety",
   "rule": "Gold Coast's rental-accommodation licence conditions require fire-safety compliance, escalating for tourist-mainly and hostel accommodation.",
   "detail": "Subordinate Local Law No. 16.1 s.9(q) requires rental accommodation providing accommodation mainly to tourists (other than a budget accommodation building) to have a clear and effective means of escape from every room, a fire and evacuation plan clearly displayed in each bedroom (with occupants made aware on arrival), and properly maintained fire installations serviced by appropriately qualified persons, verified verbatim. A current Queensland Fire and Rescue Service certificate of compliance must generally accompany the licence application (s.6(1)(h), confirmed), and a copy of a current fire inspection certificate under the Fire and Rescue Service Act 1990 must be provided annually with licence renewal (condition (bi), confirmed verbatim).",
   "exceptions": "Budget accommodation buildings are instead governed directly by the Building Act 1975 fire-safety provisions (LL16.1 s.9(p), confirmed).",
   "applies_to": "both",
   "effective_from": "2008-12-20",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/1/pdfs/local-laws/ll16-1-sb-rental.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "insurance_required",
   "rule": "Council may impose a public liability insurance condition on a rental-accommodation licence; the widely-cited $10 million minimum-cover figure could not be verified in the primary legislative text.",
   "detail": "Section 9(2)(e) of Local Law No. 16 (Licensing) 2008 empowers Council to impose, as a licence condition, a requirement that 'the holder of the licence take out specified insurance indemnifying a person who may suffer personal injury loss or damage as a result of the operation of the regulated activity.' Verified verbatim: this is a discretionary condition-making power, not a fixed dollar figure written into the local law itself, confirmed by direct reading of the full consolidated PDF, no dollar amount appears anywhere in the document. Multiple secondary/industry sources (property-management and booking-agency blogs, not usable as primary sources under this project's sourcing rules) repeat a figure of $10 million broadform public liability cover. That figure is plausible and consistent with the s.9(2)(e) power but was not found stated anywhere in the consolidated text of Local Law 16 or Subordinate Local Law 16.1, and Council's application form/fees pages that would confirm it could not be retrieved this session.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/7/pdfs/local-laws/ll-16-lic-2008.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Operating rental accommodation without a Council licence, or breaching licence conditions, carries a maximum penalty of 50 penalty units under Local Law No. 16 (Licensing) 2008.",
   "detail": "Section 5(1) makes it an offence to operate 'rental accommodation' (a defined regulated activity) without a licence, or to change the manner of operation without an amended licence, maximum penalty 50 penalty units (verified verbatim). Section 14 (general compliance) sets the same maximum penalty (50 penalty units) for a licence holder failing to comply with licence conditions (s.14(1)), or for the operation causing harm to health/safety, property damage, loss of amenity, environmental harm, or nuisance (s.14(2)), both confirmed verbatim. Continuing to operate after a licence has been cancelled or suspended also carries a maximum penalty of 50 penalty units (s.13(8), confirmed verbatim).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/7/pdfs/local-laws/ll-16-lic-2008.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "gold-coast",
   "jurisdiction": "Gold Coast (City of Gold Coast)",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/gold-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "Full payment of council rates is the mechanism for automatic annual renewal of a rental-accommodation licence; whether Gold Coast applies a distinct differential rating category to short-term-let dwellings could not be confirmed this session.",
   "detail": "Subordinate Local Law No. 16.1 s.11 provides that where the owner of the premises has paid rates in full, Council is deemed to have renewed the rental-accommodation licence for the following year, subject to ongoing compliance with the prescribed operating criteria, verified verbatim against the primary text. This directly ties rates payment to STR licence renewal but is a licensing mechanism, not confirmation of a specific differential-rating category or surcharge. Council's current Revenue Statement / differential general rates categories, which would show whether short-term-let dwellings sit in a distinct rating category (as some other Queensland and NSW councils do), could not be located and read in this session.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://www.goldcoast.qld.gov.au/files/sharedassets/public/v/1/pdfs/local-laws/ll16-1-sb-rental.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "registration",
   "rule": "All short stay letting and home hosted accommodation in Noosa Shire needs a one-off Local Law approval, renewed annually.",
   "detail": "Under Council's Short Stay Letting and Home Hosted Accommodation Local Law (adopted 21 October 2021, commenced 1 February 2022), owners must obtain approval before operating either 'short stay letting' (whole premises let to guests, less than 3 consecutive months, other than the owner) or 'home hosted accommodation' (a room let while the host resides on site). Applications require a site plan, floor plan, building/pool/electrical safety certification and confirmation of a compliant contact person. Approval must be renewed every year while the use continues.",
   "exceptions": "Exempt: designated visitor-accommodation sites, the Hastings Street Mixed Use precinct, and traditional hotels/motels not operated for short-stay commercial gain.",
   "applies_to": "both",
   "effective_from": "2022-02-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/Planning-and-Development/Short-stay-letting-and-home-hosted-accommodation-local-law",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "night_cap",
   "rule": "A principal-residence dwelling let no more than 4 occasions and 60 nights per calendar year needs no separate planning approval (accepted development).",
   "detail": "Under Noosa Plan 2020, occasional short-term letting of an applicant's principal place of residence (only one self-contained dwelling let at a time; secondary dwellings excluded) is accepted development where guests are hosted on no more than 4 occasions and the total nights let do not exceed 60 per calendar year. This concession is about the planning/land-use trigger only, the property still needs the cheaper 'principal residence' tier of Local Law approval (short stay letting or home hosted) and annual renewal. Letting beyond 4 occasions/60 nights, or of a non-principal-residence dwelling, loses this concession and is assessed against the zone rules (see planning_approval rule).",
   "exceptions": "Home hosted accommodation (host present) always requires Local Law approval regardless of nights/occasions, the 4/60 concession only removes the town-planning trigger, not the Local Law approval requirement.",
   "applies_to": "both",
   "effective_from": "2025-09-26",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/files/assets/public/v/1/planning-and-development/documents/user-guides-and-fact-sheets/amendment-2-noosa-plan-20.10.25/np2020-sta-guide-2025.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "planning_approval",
   "rule": "Noosa Plan 2020 Amendment No. 2 makes frequent/ongoing whole-dwelling short-term letting an 'inconsistent' use in residential and rural/rural-residential zones, code-assessable in Tourist Accommodation zone, and not retrospective.",
   "detail": "Under Amendment No. 2 to Noosa Plan 2020, ongoing/frequent short-term accommodation beyond the 4-occasions/60-nights principal-residence threshold is classed as inconsistent with the Low, Medium and High Density Residential zones and the Rural Residential and Rural zones (triggering impact assessment, i.e. development approval is required and third parties can make submissions/appeal), because these zones are intended to prioritise permanent residential living. In the Tourist Accommodation zone, by contrast, frequent whole-dwelling letting is a consistent use requiring only code assessment. The guide states explicitly: 'The provisions of Amendment No. 2 to Noosa Plan 2020 are not retrospective and lawful approvals for short-term accommodation prior to this amendment continue.'",
   "exceptions": "Tourist Accommodation zone (code assessable, not impact assessable); one specific address (48 Noosa Drive, Noosa Heads) is separately identified as a consistent, impact-assessable use in the High Density Residential zone; properties within the Hastings Street Mixed Use precinct or other designated visitor-accommodation sites are separately exempt from the Local Law approval regime.",
   "applies_to": "unhosted",
   "effective_from": "2025-09-26",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/files/assets/public/v/1/planning-and-development/documents/user-guides-and-fact-sheets/amendment-2-noosa-plan-20.10.25/np2020-sta-guide-2025.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "hosted_vs_unhosted",
   "rule": "Noosa's Local Law separately defines and fees 'home hosted accommodation' (host present) and 'short stay letting' (whole dwelling, no host).",
   "detail": "Home hosted accommodation means letting a habitable room where 'the person in charge of the premises resides at the premises whilst the occupant uses the premises' for stays under 3 consecutive months. Short stay letting means letting the whole premises to someone other than the owner, also under 3 consecutive months, and expressly excludes home hosted accommodation, hotels, motels, backpackers and shared-facility accommodation. Each has its own application/renewal fee schedule.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2022-02-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/home-hosted-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "insurance_required",
   "rule": "Approved home hosted accommodation and short stay letting premises must hold at least $10 million broadform public liability insurance.",
   "detail": "As a condition of Local Law approval, operators must maintain broadform public liability insurance with minimum cover of $10,000,000 at all times ('Broadform public liability insurance is held at all times which provides indemnity in an amount not less than $10,000,000'), alongside conditions on parking, prohibition of camping/caravans as guest accommodation, waste management and protection of residential amenity for neighbours.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2022-02-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/Planning-and-Development/Short-stay-letting-and-home-hosted-accommodation-local-law/Home-hosted-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "code_of_conduct",
   "rule": "A guest code of conduct must be displayed at the property and provided to every guest.",
   "detail": "Approval conditions require the operator to display a code of conduct governing guest behaviour (noise, parking, waste, amenity) at the premises and to provide it to guests, alongside the approval number and 24/7 contact/hotline number on the front of the property.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2022-02-01",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/Planning-and-Development/Short-stay-letting-and-home-hosted-accommodation-local-law/Short-stay-complaints-process",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "penalties",
   "rule": "Breach of Local Law approval conditions can bring a compliance notice (max 5 penalty units for non-compliance), show-cause action, and suspension or cancellation of approval.",
   "detail": "Where a substantiated complaint shows a breach of approval conditions, Council may issue a compliance notice under Administration Local Law No. 1 s.26 specifying the contravention and a remedy timeframe; failing to comply with the notice carries a maximum penalty of 5 penalty units. Under s.17, Council can propose to amend, suspend or cancel the approval via a show-cause notice, giving the holder 21 days to respond. Under s.19, Council can immediately suspend an approval where there is an urgent and serious threat to public safety, or to the environment or neighbouring property.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2022-02-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/Planning-and-Development/Short-stay-letting-and-home-hosted-accommodation-local-law/Short-stay-complaints-process",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "noosa-shire",
   "jurisdiction": "Noosa Shire Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/noosa-shire/",
   "cap_kind": "exemption_threshold",
   "cap_nights": 60,
   "cap_window": "calendar_year",
   "topic": "other",
   "rule": "Approval holders must maintain a 24/7 local contact person who answers complaints within 30 minutes.",
   "detail": "Every approval requires an identified contact person available 24 hours a day, 7 days a week, who resides or has a place of business within 20km of the premises and must respond to each complaint within 30 minutes of receiving it. Complaints go to Council's dedicated short-stay hotline (07) 5329 6466, displayed on the mandatory approval notice at the property. The contact person/approval holder must keep a guest register (occasion, duration, guest numbers) and a written complaints register (details, date, time, resolution) for at least 2 years and produce them to Council within 5 business days on request.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2022-02-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.noosa.qld.gov.au/Planning-and-Development/Short-stay-letting-and-home-hosted-accommodation-local-law/Short-stay-letting",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "No state STR register exists in Queensland; the government's own 2023 review recommended one but it has not been legislated, and registration (if any) is set by individual councils.",
   "detail": "Queensland has not legislated a state-wide short-term rental accommodation register. The government's 'Short-term rental accommodation review' page confirms it released a UQ-authored report finding STR has a limited overall impact on rental affordability (dwelling stock was found to be the bigger driver), and that 'statewide restrictions would fail to account for the diverse nature of STRA dynamics across Queensland.' The report's own headline recommendation was in fact to implement a centralised registration system and code of conduct, but as of July 2026 (confirmed by multiple current secondary sources, e.g. Houst's 2026 QLD host guide: 'Registration: No state registration scheme') that recommendation has not been enacted. Some councils run their own registration schemes (e.g. Noosa Shire), check the specific council/LGA record. Note: the claim in an earlier draft that implementation was specifically referred to a 'Short Term Residential Accommodation Industry Reference Group' and the LGAQ could not be verified on the cited planning.qld.gov.au page and has been removed pending a better source.",
   "exceptions": "Council-specific registers exist in some LGAs (e.g. Noosa), see council-level records.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.qld.gov.au/planning-issues-and-interests/short-term-rental-accommodation-review",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No state-imposed night cap for hosted or non-hosted stays in Queensland.",
   "detail": "There is no equivalent of NSW's 180-day Greater Sydney cap or Byron Shire's 60-day cap at state level in Queensland. Night caps, if any, are set individually by councils. Brisbane City Council's own page confirms: 'Council is not proceeding with the proposed Short Stay Accommodation Local Law 2025 at this time', this 2025 proposal (a permit scheme, not itself a blanket night cap) was withdrawn; multiple current (2026) secondary sources corroborate the withdrawal date of 12 May 2026 and Lord Mayor Adrian Schrinner's announcement, citing federal tax uncertainty, interest-rate pressure and a maturing sector as reasons. No permit or cap currently applies in Brisbane.",
   "exceptions": "Check individual council/LGA records, some (e.g. Noosa) restrict new approvals in certain residential density zones.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.brisbane.qld.gov.au/laws-and-permits/local-laws/community-consultation-and-new-local-laws/proposed-short-stay-accommodation-local-law-2025",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "STR planning treatment is set by the Planning Act 2016 (Qld) framework but administered through individual council planning schemes, not a single state code.",
   "detail": "The Queensland Government's role is limited to establishing the enabling planning framework; whether short-term letting requires development approval, and under what use definition, is determined by each council's own planning scheme. The state-commissioned UQ review found STR impacts vary by locality and recommended council-led responses rather than a uniform state planning code.",
   "exceptions": "Check the specific council's planning scheme for the applicable use definition and approval triggers.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.qld.gov.au/planning-issues-and-interests/short-term-rental-accommodation-review",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "Queensland has no state short-stay levy, unlike VIC (7.5%) or ACT (5%).",
   "detail": "Queensland has not legislated any state-wide short-term rental levy or STR-specific tax. Confirmed both by the state review page (no levy proposed or enacted) and current 2026 secondary reporting (e.g. a July 2026 industry article titled 'Airbnb Rules Brisbane Queensland 2026: No Cap, No Levy'). The main financial lever used against STR in Queensland is council differential general rates categorisation (see 'rates_category' rule), not a percentage-of-turnover levy.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.qld.gov.au/planning-issues-and-interests/short-term-rental-accommodation-review",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "fire_safety",
   "rule": "All Queensland dwellings, including STR properties, must have interconnected photoelectric smoke alarms in every bedroom, connecting hallway and storey by 1 January 2027.",
   "detail": "Queensland Fire and Emergency Services' own smoke alarms page confirms: 'All existing private homes, townhouses, units and manufactured homes require interconnected photoelectric smoke alarms by 1 January 2027,' installed in every bedroom, connecting hallway, and on every storey. The page also confirms the sale-trigger date: where a contract of sale is signed after 31 December 2021, the seller must upgrade to interconnected alarms before transfer. This is a general residential dwelling requirement, not STR-specific, but applies fully to any dwelling used for short-term letting. Note: the earlier draft's specific claim that the requirement 'has applied to... any property leased... since 1 January 2022' matches the well-documented QFES phased timeline but was not explicitly re-confirmed in the text extracted from this fetch pass, recommend a follow-up pull of the full page to re-confirm the lease-trigger wording verbatim before quoting it.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2027-01-01",
   "confidence": "high",
   "source_type": "regulator",
   "source_url": "https://www.fire.qld.gov.au/prepare/fire/smoke-alarms",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "CORRECTED: the weight of QCAT appeal authority holds that body corporate by-laws banning or restricting short-term/holiday letting under one month are UNLAWFUL in BCCM Act schemes (the opposite of the original draft claim), because s180(3) BCCM Act prevents by-laws from restricting the 'type of residential use' and short-term letting has been held by QCAT's appeal tribunal to be residential use.",
   "detail": "An earlier draft of this record stated that Queensland bodies corporate can lawfully ban short-term letting under the BCCM Act 1997 because stays under one month are treated as non-residential use. Verification found this is incorrect for the ~99% of Queensland schemes governed by the BCCM Act. Detailed legal analysis (Mahoneys, 'By-laws cannot prevent holiday letting', 2 Sept 2021) concludes s180(3), 'If a lot may be lawfully used for residential purposes, the by-laws cannot restrict the type of residential use', is best read as including short-term/holiday letting as a form of residential use, consistent with the BCCMA's stated secondary object (s4(c)) of encouraging tourism in community titles schemes. This is corroborated by industry legal commentary citing the QCAT appeal authority Body Corporate for Hilton Park CTS 27490 v Robertson [2018] QCATA 168, described by a named strata lawyer as settling that 'short term stay bans are unlawful' in BCCMA schemes. The one case sometimes cited for the opposite conclusion (Fairway Island / Redman v The Proprietors, Fairway Island GTP 107328 [2020] QDC 68) was decided under the Building Units and Group Titles Act 1980 (BUGTA), a different and much smaller Act with no equivalent of s180(3), legal commentators are explicit that this precedent does NOT transfer to BCCMA schemes. This remains a genuinely debated area (see the 7+ years of practitioner disagreement in the Smart Strata comment thread), so it should be presented as 'by-law bans are legally vulnerable/likely unlawful under BCCMA, confirm with a strata lawyer' rather than as a settled power to ban.",
   "exceptions": "A minority of Queensland schemes are still governed by BUGTA rather than BCCMA (e.g. some Gold Coast schemes like Fairway Island) and may be able to validly ban short-term letting via by-law, confirm which Act governs the specific scheme. Enforceability of any given by-law can still be tested at QCAT and the Queensland Court of Appeal has not directly ruled on the point.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://www.mahoneys.com.au/what-is-residential-use-under-the-bccm-act/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "Queensland councils have power under the Local Government Act 2009 to levy higher differential general rates on short-term/itinerant-use accommodation than on permanent residential use.",
   "detail": "This power is a long-established, largely uncontroversial feature of Queensland local government rating law (differential general rate categorisation under the Local Government Act 2009), and the underlying Gold Coast/South Stradbroke Island Court of Appeal decision is referenced consistently across multiple legal-industry sources. However, this session could not independently pull the operative sections of the Local Government Act 2009 from legislation.qld.gov.au (the site blocked automated fetches with a 403/JS-challenge and returned only navigation chrome, not the substantive text) or confirm the exact case name and citation. Treat this rule as plausible but NOT independently source-verified in this pass, a human should pull the case citation and the specific Act sections before this is presented as settled fact.",
   "exceptions": "Confirm the differential rating category, multiplier, and the exact case citation with a primary legal source, this varies by council and changes with each annual budget/rates resolution.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://www.legislation.qld.gov.au/view/whole/html/inforce/current/act-2009-017",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "qld",
   "jurisdiction": "Queensland",
   "state": "QLD",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Queensland Government formally reviewed STR impacts on housing and chose not to legislate state-wide restrictions, leaving the field to councils.",
   "detail": "The government's planning.qld.gov.au page confirms a UQ-led review found STR has a 'limited impact' on rental affordability statewide (dwelling stock was the larger driver) and that 'statewide restrictions would fail to account for the diverse nature of STRA dynamics across Queensland.' The review's key recommendation was a centralised registration system and code of conduct, which as of July 2026 remains unenacted. This is the key structural fact for QLD: coverage is genuinely council-by-council, not a state scheme with local carve-outs.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.qld.gov.au/planning-issues-and-interests/short-term-rental-accommodation-review",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Sunshine Coast Council has no dedicated short-stay/STR local law or registration scheme, unlike neighbouring Noosa Shire Council.",
   "detail": "Council's official Local Laws page lists only seven local laws in force (Local Law 1 Administration, 2 Animal Management, 3 Community Health and Environment Management, 4 Local Government Controlled Areas/Facilities/Infrastructure/Roads, 5 Parking, 6 Bathing Reserves, 7 Sunshine Coast Airport), none of which is a short-term-accommodation or short-stay law. Directly re-verified by fetching council's Local Laws page and confirming exactly these seven laws with no STR-related entry. This differs from the neighbouring, separate Noosa Shire Council, which reportedly has operated its own dedicated Short-Stay Local Law since 2022 requiring a nominated 24-hour contact person able to respond to complaints within 30 minutes and a displayed hotline number, those specific details about Noosa's law were not independently re-fetched from a Noosa Shire Council source this session and should be treated as carried over from prior research pending confirmation. That Noosa-specific regime does not apply within the Sunshine Coast Regional Council boundary.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.sunshinecoast.qld.gov.au/council/local-laws",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No night cap currently applies to short-term letting on the Sunshine Coast; a 60-night/4-stay hosted-only cap is proposed but not yet in force.",
   "detail": "Under the operative Sunshine Coast Planning Scheme 2014, no night-cap or occurrence-cap applies to hosted or non-hosted short-term accommodation, the assessment tables gate the use by development-approval category only, not by nights let. The proposed (unadopted) new planning scheme would introduce a self-assessable 'occasional principal place of residence letting' category, defined as short-term letting of the applicant's own principal place of residence, capped at no more than 4 occurrences and no more than 60 nights in any calendar year, generally proposed not to require development approval if those thresholds are met (subject to specific criteria). Directly verified by fetching council's Short-term Accommodation Information Sheet, which states this definition and cap verbatim. This proposed cap applies only to hosted letting of an owner's principal residence and is not a general non-hosted cap.",
   "exceptions": "Proposed cap (not yet in force) would apply only to hosted letting of the operator's own principal place of residence, not to non-hosted holiday houses.",
   "applies_to": "hosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://hdp-au-prod-app-suncst-haveyoursay-files.s3.ap-southeast-2.amazonaws.com/5917/5163/8674/Infosheet_Short-term_Accommodation_final.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "In Sunshine Coast's Low Density Residential zone, short-term accommodation isn't a listed use and defaults to full impact assessment with public notification.",
   "detail": "Table 5.5.1 (Low Density Residential zone, amended 3 July 2017) of the Sunshine Coast Planning Scheme 2014 has no 'Short-term accommodation' row, only 'Dwelling house' (accepted development) and 'Dwelling unit' (code assessment) are listed under residential activities. Because short-term accommodation isn't a specifically listed use in this zone, it falls to the table's catch-all 'All other uses defined in Schedule 1' line, which is impact assessment, a full development application requiring public notification. Dwellings lawfully used for short-term letting before the 2014 scheme commenced may hold existing use rights that avoid this trigger; council's planning team advises on a case-by-case basis whether such rights apply. Directly verified by fetching the source document and confirming this exact table content, including the Dwelling house/Dwelling unit rows and the 'All other uses ... Impact assessment' catch-all.",
   "exceptions": "Dwellings with pre-2014 existing use rights for short-term letting are not subject to this impact-assessment trigger.",
   "applies_to": "both",
   "effective_from": "2017-07-03",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://publicdocs.scc.qld.gov.au/hpecmwebdrawer/Record/22407271/File/document",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "hosted_vs_unhosted",
   "rule": "The current (operative) planning scheme does not distinguish hosted from non-hosted short-term accommodation, one undifferentiated use definition applies.",
   "detail": "The Tables of Assessment reviewed (Low, Medium and High Density Residential, and Tourist Accommodation zones) use a single 'Short-term accommodation' defined use with no separate treatment for whether a host is present. Council's proposed new planning scheme (not yet adopted, public consultation ran 15 July to 19 September 2025) would introduce a hosted/non-hosted split for the first time: 'occasional principal place of residence letting' and 'home-hosted accommodation' (hosted) versus 'non-hosted holiday house' (non-hosted), each with different assessment pathways. Directly verified by fetching council's Short-term Accommodation Information Sheet, which defines all three terms exactly as described. None of this split is currently in force.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://hdp-au-prod-app-suncst-haveyoursay-files.s3.ap-southeast-2.amazonaws.com/5917/5163/8674/Infosheet_Short-term_Accommodation_final.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "Short-term accommodation is code-assessable development in the Medium Density Residential zone.",
   "detail": "Table 5.5.2 (Medium Density Residential zone) of the Sunshine Coast Planning Scheme 2014, amended 3 July 2017, lists 'Short-term accommodation' as a defined use requiring code assessment, a development application assessed against codes, no public notification. Assessment benchmarks are the Medium Density Residential zone code, the applicable local plan code, the Multi-unit Residential Uses Code, and prescribed other development codes. 'Dwelling house' remains accepted development (no approval needed) in this zone, it is specifically the short-term-letting use that triggers the code-assessable process. Directly verified by fetching the source document, which was confirmed to be Table 5.5.2 with this exact content.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2017-07-03",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://publicdocs.scc.qld.gov.au/hpecmwebdrawer/Record/22407273/File/document",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "Short-term accommodation is code-assessable development in the High Density Residential zone.",
   "detail": "Table 5.5.3 (High Density Residential zone) of the Sunshine Coast Planning Scheme 2014, amended 3 July 2017, lists 'Short-term accommodation' as a defined use requiring code assessment, a development application assessed against codes, no public notification. Assessment benchmarks are the High Density Residential zone code, the applicable local plan code, the Multi-unit Residential Uses Code, and prescribed other development codes. 'Dwelling house' remains accepted development in this zone. Directly verified by fetching the source document, which was confirmed to be Table 5.5.3 with this exact content.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2017-07-03",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://publicdocs.scc.qld.gov.au/hpecmwebdrawer/Record/22407275/File/document",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "Short-term accommodation is code-assessable development in the Tourist Accommodation zone.",
   "detail": "Table 5.5.4 (Tourist Accommodation zone) of the Sunshine Coast Planning Scheme 2014, amended 28 January 2020, lists 'Short-term accommodation' as a defined use requiring code assessment, a development application assessed against codes, no public notification. Assessment benchmarks are the Tourist Accommodation zone code, the applicable local plan code, the Multi-unit Residential Uses Code, and prescribed other development codes. 'Dwelling house' remains accepted development in this zone. Directly verified by fetching the source document, which was confirmed to be Table 5.5.4 with this exact content.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2020-01-28",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://publicdocs.scc.qld.gov.au/hpecmwebdrawer/Record/22407276/File/document",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sunshine-coast",
   "jurisdiction": "Sunshine Coast Council",
   "state": "QLD",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/qld/sunshine-coast/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Council is proposing (not yet adopted) to opt the whole LGA into the Planning Act 2016 'party house restriction area', making party houses impact assessable.",
   "detail": "The Planning Act 2016 separately defines a 'party house' as a dwelling used for a fee as accommodation for parties (e.g. bucks/hens events, raves, wedding receptions) for under 10 days where the owner is not onsite. Sunshine Coast Council's proposed new planning scheme would 'opt in' to the Act's party house provisions across the entire local government area, meaning any existing or new party house would require an impact-assessable development application with public notification before Council could approve its operation. Directly verified by fetching council's Short-term Accommodation Information Sheet, which states this proposal verbatim. As at 24 July 2026 this opt-in has not occurred under the current operative 2014 scheme, it is a proposed, unadopted change.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://hdp-au-prod-app-suncst-haveyoursay-files.s3.ap-southeast-2.amazonaws.com/5917/5163/8674/Infosheet_Short-term_Accommodation_final.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "adelaide",
   "jurisdiction": "Adelaide (City of Adelaide)",
   "state": "SA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/sa/adelaide/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "No state-wide or City of Adelaide mandatory STR registration/permit scheme exists yet, but a Legislative Council Select Committee has recommended introducing one.",
   "detail": "Unlike NSW, WA, ACT or Byron Shire, SA has no statutory STR register and Adelaide City Council has no operating permit scheme. A Legislative Council Select Committee on the Short Stay Accommodation Sector (established February 2025) took submissions closing COB 2 May 2025 (per parliament.sa.gov.au's submissions-open notice) on options including a state-wide register, code of conduct, and potential taxes/levies on the sector. After hearing from 40 witnesses over six months, the Committee tabled its final report in the Legislative Council on 16 September 2025, with 13 findings and 7 recommendations, including establishing a state-wide short-stay accommodation register, a code of conduct, minimum safety standards, and fees/levies on short-stay owners. As at 24 July 2026 no government response or implementing legislation was identified in this pass, so none of the recommendations are yet in force. Separately, Adelaide City Council has publicly floated (from Dec 2023) a CBD/North Adelaide permit system with an annual fee and made its own submission to the Select Committee; whether that local proposal has since been adopted, deferred or dropped could not be confirmed in this pass, Council's own rates and permits/licences pages currently make no mention of it. Net effect: hosts currently face no STR-specific registration step anywhere in SA.",
   "exceptions": "None currently in force, this is an absence-of-scheme finding, not an exemption from one. A human should watch for a state government response to the Select Committee's September 2025 report (parliament.sa.gov.au / SA Government media releases), and separately check City of Adelaide council meeting agendas/minutes for the status of its own CBD/North Adelaide permit proposal, which remains unconfirmed either way.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://hansardsearch.parliament.sa.gov.au/daily/uh/2025-09-16/40",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "adelaide",
   "jurisdiction": "Adelaide (City of Adelaide)",
   "state": "SA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/sa/adelaide/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No hosted or non-hosted night cap applies in SA or the City of Adelaide.",
   "detail": "South Australia has neither a state-imposed annual night cap (unlike NSW's 180-day Greater Sydney cap or Byron's 60-day cap) nor has the City of Adelaide adopted one. The Council's own rating policy uses a 90-day-per-year threshold, but that changes the rates category applied to a property, not a legal limit on how many nights it can be let, confirmed directly against the live City of Adelaide rates page, which frames the 90-day rule purely as a rating classification, with no mention of any nightly cap. The Legislative Council Select Committee's final report (tabled 16 September 2025) recommended a state-wide register, code of conduct, minimum safety standards and fees/levies, but did not, on the evidence found in this pass, recommend a night cap specifically. Council has separately discussed a possible night cap as one option in its own short-stay policy review, but nothing has been adopted.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.cityofadelaide.com.au/resident/home-management/rates/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "adelaide",
   "jurisdiction": "Adelaide (City of Adelaide)",
   "state": "SA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/sa/adelaide/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "SA's Planning and Design Code treats dedicated short-stay letting of a dwelling as \"tourist accommodation\", which can require development approval depending on zone and scale; genuinely ancillary/owner-present hosting of part of a home is generally not development.",
   "detail": "Under the state-wide Planning and Design Code (administered via the PlanSA portal, not a separate Adelaide-specific instrument), using a dwelling for short visitor accommodation for reward, bed and breakfast, cabin, holiday letting, Airbnb-style whole-home letting, can fall within the \"tourist accommodation\" use definition, which is a non-complying or restricted (needing consent) use in many residential zones. Whether a specific listing needs a development application depends on the zone the property sits in, the scale of the operation and whether it is the host's principal place of residence. Regional/council guidance (neighbouring Barossa Council) states development approval is required to use an existing dwelling for any form of tourist accommodation regardless of guest numbers, under the same statewide Code that applies to the City of Adelaide LGA, this quote was verified live against the Barossa Council page and matches exactly. There is no single Adelaide-specific carve-out; hosts should check the zone via the PlanSA portal before listing a dedicated non-hosted property.",
   "exceptions": "Owner-occupied hosted stays (renting a room while the host is present) are more likely to be regarded as ancillary to the existing residential use and not require approval, but this is a zone-by-zone judgement, not a blanket state exemption, unlike NSW's clearer hosted/non-hosted statutory split. Note the cited source is Barossa Council, not a City of Adelaide-specific page, used because both councils operate under the same state-wide Code and no clearer Adelaide-specific statement of the rule was found.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.barossa.sa.gov.au/development-business/short-term-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "adelaide",
   "jurisdiction": "Adelaide (City of Adelaide)",
   "state": "SA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/sa/adelaide/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "South Australia has no short-stay accommodation levy or tax currently in force (state or City of Adelaide), though the Select Committee's September 2025 report recommended introducing fees/levies.",
   "detail": "Unlike Victoria's 7.5% short-stay levy or the ACT's 5% levy, SA has not legislated any STR-specific levy. The 2025 Select Committee inquiry's terms of reference explicitly included consideration of \"potential taxes or levies\" on the sector, and its final report, tabled in the Legislative Council on 16 September 2025, with 13 findings and 7 recommendations, recommended fees/levies be charged to short-stay accommodation owners as part of a wider registration scheme. As at 24 July 2026 no such levy has been legislated or is in force; this remains a recommendation pending a government response, which was not identified in this pass.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://hansardsearch.parliament.sa.gov.au/daily/uh/2025-09-16/40",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "adelaide",
   "jurisdiction": "Adelaide (City of Adelaide)",
   "state": "SA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/sa/adelaide/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "SA strata (community title) by-laws can lawfully impose a minimum letting period, which in practice can ban short-stay letting in buildings that adopt them, confirmed as 2 months under Community Titles Act 1996 (SA) s37(2)(a).",
   "detail": "Section 37(2)(a) of the Community Titles Act 1996 (SA) permits a scheme's corporation, by special resolution, to adopt a by-law that prohibits or restricts an owner from leasing or granting a right of occupation of a lot for valuable consideration for a period of less than 2 months. This pass confirmed the exact wording and the '2 months' figure by fetching the South Australian Law Handbook (published by the Legal Services Commission of SA, a state statutory authority) at https://www.lawhandbook.sa.gov.au/ch23s07s02s20.php, which quotes s37(2)(a) directly: a corporation may pass a special resolution to include a by-law that 'prohibits or restricts an owner of a lot from leasing for a period of less than two months.' This is independently corroborated by AustLII's consolidated text of the section (classic.austlii.edu.au/au/legis/sa/consol_act/cta1996224/s37.html), located via search, though AustLII itself still returns HTTP 403 to direct automated fetch in this environment (same failure mode as the previous pass). Many City of Adelaide apartment buildings have adopted such minimum-stay by-laws, which as a practical matter block Airbnb-style short-term letting in those schemes. An equivalent power is believed to exist under the Strata Titles Act 1988 (SA) for strata (as opposed to community) titled schemes, though this was not independently re-checked in this pass.",
   "exceptions": "Only applies where a scheme's corporation has actually adopted such a by-law, many older or non-strata (Torrens title) properties in the City of Adelaide, including most freestanding houses, are unaffected. The equivalent Strata Titles Act 1988 (SA) provision for strata-titled (not community-titled) schemes was not independently re-checked in this pass.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.lawhandbook.sa.gov.au/ch23s07s02s20.php",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "adelaide",
   "jurisdiction": "Adelaide (City of Adelaide)",
   "state": "SA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/sa/adelaide/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "City of Adelaide rates a property as Non-Residential (commercial) if it is used or made available as short-stay accommodation for more than 90 days in the previous financial year.",
   "detail": "From 1 July 2024, under the City of Adelaide's 2024/25 Business Plan and Budget, any property used as, or made available for, short-stay accommodation (defined as premises used for temporary paid visitor accommodation, expressly including hotels, serviced apartments and private residences let via platforms such as Airbnb and Stayz) for more than 90 days in the prior financial year is designated 'short-stay accommodation' and rated Non-Residential rather than Residential, reflecting its commercial character. Council uses third-party analysis of publicly available booking-platform data to identify qualifying properties; it does not rely on self-reporting. Verification: this rule was fetched live from the City of Adelaide's own rates page and matches the source almost word-for-word, including the 90-day threshold, the 1 July 2024 effective date, and the third-party-data-analysis method. This remains the single most solidly confirmed fact in this record.",
   "exceptions": "Properties let for 90 days or fewer per financial year remain rated Residential. A property is captured if it is merely *advertised/available* for the required period, even without 90 actual booked nights.",
   "applies_to": "both",
   "effective_from": "2024-07-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.cityofadelaide.com.au/resident/home-management/rates/",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "No state-wide STR registration or licensing scheme currently exists in South Australia; a Legislative Council committee has recommended one but it has not been legislated.",
   "detail": "Unlike NSW, WA, VIC and other states, SA has no state government STR/STRA register or registration fee in force. A private member's Short Term Holiday Rental Accommodation Bill 2021 (Hon Zoe Bettison MP) proposed host registration and a code of conduct but did not pass into law and now sits in the SA legislation site's bill archive. A Legislative Council Select Committee on the Short Stay Accommodation Sector opened submissions in March 2025 and, per SA media reporting (not independently primary-source-confirmed this pass, see 'other' rule and unresolved_flags), tabled its final report on 16 September 2025 recommending a mandatory state-wide registration scheme among other measures. As of this verification (24 July 2026), no SA Government legislation implementing that recommendation has been found introduced or enacted, no scheme is currently in force.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.parliament.sa.gov.au/en/News/2025/03/05/02/13/SUBMISSIONS-OPEN-Select-Committee-on-Short-Stay-Accommodation-Sector",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No state-wide night cap on short-term letting exists in SA for hosted or non-hosted stays.",
   "detail": "SA has no Byron-Shire-style or Greater-Sydney-style state or council-imposed maximum number of nights per year a dwelling may be let short-term. Confirmed via the City of Adelaide's Select Committee submission, which recommends introducing a NEW 90-day-per-year regulatory threshold statewide precisely because no such cap currently exists, proposal item 3 states regulations 'should apply to properties available to rent for over 90 days of a calendar year'. The City of Adelaide's own existing 90-day threshold (see rates_category rule) is a council-rates reclassification trigger only, not a legal cap, a property may still be let beyond 90 nights; it is simply charged the higher commercial differential rate above that threshold. The Select Committee's reported (secondary-sourced, see 'other' rule) recommendations do not appear to include a hard night cap either, the reported focus is registration, a levy, a code of conduct and data-sharing, not a cap on nights let.",
   "exceptions": "City of Adelaide's 90-night threshold affects rates category only, not legality of trading beyond that point.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://meetings.cityofadelaide.com.au/documents/s26725/Recommendation%202%20-%20Item%207.2%20-%20Attachment%20A.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "The statewide Planning and Design Code requires development approval to use a dwelling for 'tourist accommodation', but does not clearly define when short-stay letting triggers this.",
   "detail": "Under SA's single statewide Planning and Design Code (in effect since 19 March 2021), development approval is required to use an existing dwelling for 'tourist accommodation', regardless of guest numbers. Per the City of Adelaide's submission to the SA Legislative Council's Select Committee on the Short Stay Accommodation Sector (verified verbatim by direct primary-source fetch): \"the definition of 'tourist accommodation' in the Planning and Design Code does not clearly set out when a short stay rental property triggers this requirement. Further, there are limited tools available for councils to reject these applications, nor set conditions on permits.\" The City of Adelaide has formally recommended the Code's definition be amended to reference the number of nights let per year, plus added assessment policy (visitor management plans, noise, parking, waste).",
   "exceptions": "Trigger threshold is not clearly codified in the Code itself; practical enforcement varies by council and is described by the City of Adelaide as a live gap, not a settled rule.",
   "applies_to": "both",
   "effective_from": "2021-03-19",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://meetings.cityofadelaide.com.au/documents/s26725/Recommendation%202%20-%20Item%207.2%20-%20Attachment%20A.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "SA has no state-level short-stay accommodation levy or tourist/bed tax in force, unlike VIC's 7.5% levy or ACT's 5% levy; a Legislative Council committee has reportedly recommended one.",
   "detail": "No evidence was found of any SA state government short-stay levy, bed tax or STR-specific tax currently in force. 'Potential taxes or levies' applicable to short stay accommodation sat within the Legislative Council Select Committee's terms of reference (confirmed verbatim: term of reference (e), 'Potential taxes or levies that could be applied to short stay accommodation and long-term vacant residential property'), and the City of Adelaide's submission floated a possible state-wide registration fee or differential-rate levy modelled on Victoria's short stay levy. Per SA media reporting (not independently primary-source-confirmed this pass, see 'other' rule), the Committee's report tabled 16 September 2025 recommended an associated registration fee/levy as part of a state-wide scheme. No such levy has been legislated or formally announced by the SA Government as of 24 July 2026.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.parliament.sa.gov.au/en/News/2025/03/05/02/13/SUBMISSIONS-OPEN-Select-Committee-on-Short-Stay-Accommodation-Sector",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "SA strata/community title bodies have no confirmed STR-specific statutory powers equivalent to Victoria's 75%-resolution ban.",
   "detail": "The City of Adelaide's submission states verbatim (confirmed by direct primary-source fetch): 'there is limited ability for strata and body corporates to impose and enforce rules about the use of properties for short term rentals' in SA, implying no clear statutory mechanism (unlike Victoria's Owners Corporations Act 75% special-resolution ban power) currently exists under SA's Community Titles Act 1996 / Strata Titles Act 1988 specifically targeting short-term letting. This characterisation comes from a council submission, not from a direct reading of the Community Titles Act / Strata Titles Act text, so it should still be treated as indicative rather than legally confirmed, but the quoted claim itself is verbatim-verified against its cited primary source (confidence medium accordingly).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://meetings.cityofadelaide.com.au/documents/s26725/Recommendation%202%20-%20Item%207.2%20-%20Attachment%20A.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "code_of_conduct",
   "rule": "No state-mandated code of conduct for STR hosts or guests exists in SA; a Legislative Council committee has reportedly recommended one.",
   "detail": "The lapsed 2021 private member's bill would have introduced a mandatory code of conduct for SA short-term rental hosts and guests, similar to NSW's. As no such legislation was enacted, SA currently has no state code of conduct; any conduct standards in practice are set privately by booking platforms (Airbnb/Stayz) or individual strata/community corporations. Per SA media reporting (not independently primary-source-confirmed this pass, see 'other' rule), the Legislative Council Select Committee's report tabled 16 September 2025 recommended introducing a mandatory code of conduct as part of a state-wide scheme, but no such code has been legislated as of 24 July 2026.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://www.legislation.sa.gov.au/lz?path=/b/archive/short+term+holiday+rental+accommodation+bill+2021_hon+zoe+bettison+mp",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "City of Adelaide reclassifies dwellings let short-term for 90+ days/year as 'Commercial, Other' for council rates, 22.5% higher than the residential rate in the dollar.",
   "detail": "Effective from the 2024-25 rating year, the City of Adelaide rates residential properties available for short-stay accommodation for 90 or more days per year in the 'Commercial, Other' differential rating category, applying a rate in the dollar 22.5% higher than the standard residential category (verbatim-confirmed by direct primary-source fetch: 'These properties are now rated as commercial-other, which is 22.5% higher than residential'). CoA identified an estimated 900 short-stay properties within its LGA (of an estimated 4,500 across Greater Adelaide, i.e. roughly 6% of CoA's total dwelling stock) and applied the higher rate to 205 of them based on purchased location data, all figures confirmed verbatim against the primary source. This is a City of Adelaide council rating decision under its own Business Plan and Budget / the Local Government Act, not a state-wide policy, though CoA has publicly urged the SA Government to legislate a standardised state-wide rating approach for STR aligned with hotel/serviced-apartment rates, and notes its own 22.5% uplift is conservative next to Brisbane's 65% and Hobart's 100% increases.",
   "exceptions": "Confirmed to apply only within the City of Adelaide LGA; other SA councils were not confirmed to apply an equivalent differential rate within this research's scope.",
   "applies_to": "both",
   "effective_from": "2024-07-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://meetings.cityofadelaide.com.au/documents/s26725/Recommendation%202%20-%20Item%207.2%20-%20Attachment%20A.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "The 2021 Short Term Holiday Rental Accommodation Bill (which would have created registration, a code of conduct and penalties) was not enacted; its exact procedural fate remains unconfirmed from primary text.",
   "detail": "Introduced in the House of Assembly by Hon Zoe Bettison MP in 2021, the bill proposed mandatory host registration, a code of conduct and fines for non-compliance. It appears only in the SA legislation website's 'archive' of bills (i.e. it lapsed rather than being passed as an Act). No SA short-term rental Act exists as a result. Both legislation.sa.gov.au and classic.austlii.edu.au again returned HTTP 403 Forbidden to automated fetch during this verification pass (third consecutive failure across research passes), so the exact procedural status (lapsed vs withdrawn vs failed vote) still could not be independently confirmed from primary page/Hansard text. A web search surfaced a Hansard index entry titled 'Wednesday, 9 June 2021, HOUSE OF ASSEMBLY, Page 6173', consistent with the bill's second-reading debate being adjourned on that date and never resumed, a plausible lead pointing to lapse-by-non-revival rather than formal withdrawal or a lost vote, but this is a search-snippet title, not a verified primary-text read, so it does not change the rule's confidence. Flagged in unresolved_flags for a human to verify directly on legislation.sa.gov.au or SA Parliament Hansard (both currently block automated tools).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://www.legislation.sa.gov.au/lz?path=/b/archive/short+term+holiday+rental+accommodation+bill+2021_hon+zoe+bettison+mp",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "sa",
   "jurisdiction": "South Australia",
   "state": "SA",
   "type": "state",
   "status": "unclear",
   "url": "https://shortstayrules.com/australia/sa/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "The Legislative Council Select Committee on the Short Stay Accommodation Sector concluded its inquiry and, per media reporting, tabled a report on 16 September 2025 recommending state-wide regulation, not yet independently confirmed against a primary parliamentary document, and no resulting legislation has been found enacted.",
   "detail": "The SA Legislative Council's Select Committee on the Short Stay Accommodation Sector was established on a motion moved by Hon Robert Simms MLC on 27 November 2024 (confirmed via Simms' own official parliamentary page, robertsimms.org.au, his personal/parliamentary site, not a .gov.au domain) and opened public submissions on 5 March 2025 (closing 2 May 2025). Its confirmed terms of reference, verified directly against parliament.sa.gov.au and the City of Adelaide's submission cover page, are eight broad points: (a) the sector's role in the rental affordability crisis; (b) social/economic impacts on SA communities; (c) the potential to regulate the sector; (d) the effectiveness of regulatory models in other jurisdictions; (e) potential taxes or levies on short stay and long-term-vacant residential property; (f) incentives to transition properties to long-term rental; (g) strategies to activate long-term-vacant residential property; and (h) any other related matters. UPDATE (this pass, 24 July 2026): SA media reporting (InDaily, directly fetched) and multiple independent search results converge on the following: the committee, chaired by Simms, heard from around 40 witnesses over roughly six months and tabled its final report in the Legislative Council on 16 September 2025, containing 13 findings and 7 recommendations. Reported recommendations include a mandatory state-wide short-stay accommodation registration scheme, an associated registration fee/levy, a mandatory code of conduct, mandatory data-sharing between platforms and state/local government (to inform planning and rating decisions), minimum safety/compliance standards, and incentives (tax relief or grants) for owners to convert properties to long-term rental. IMPORTANT CAVEAT: despite repeated dedicated attempts (guessed SA Parliament committee-detail page IDs, a guessed parliament.sa.gov.au news URL for the tabling date, and hansardsearch.parliament.sa.gov.au), this verification pass could NOT independently fetch or verbatim-confirm the report itself from a primary government document, committee-detail pages returned no committee-specific content (likely JS-rendered and not exposed to fetch), the guessed news URL 404'd, and the Hansard search domain was blocked as an unverified host. The report's existence, date and headline recommendations are therefore corroborated by convergent independent secondary reporting but NOT primary-source-verified this pass, so confidence is capped at medium rather than high. No evidence, primary or secondary, was found that the SA Government has introduced or passed legislation implementing any of these recommendations, as of 24 July 2026 SA's operative regulatory status is unchanged (no enacted state-wide scheme). A human should still confirm the report directly at parliament.sa.gov.au (Tabled Papers / Committees section) or Hansard for 16 September 2025 when convenient.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-03-05",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.parliament.sa.gov.au/en/News/2025/03/05/02/13/SUBMISSIONS-OPEN-Select-Committee-on-Short-Stay-Accommodation-Sector",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "No public STR host register in Tasmania; instead a permit-disclosure and confidential quarterly data-reporting regime applies under the Short Stay Accommodation Act 2019.",
   "detail": "Short stay premises providers must hold (or be exempt from needing) a permit under the Land Use Planning and Approvals Act 1993 and disclose permit status/exemption to their booking platform (s.6(1)). Booking platform providers (Airbnb, Stayz etc.) must collect property address, bedroom count, permit number/exemption basis, and whether the dwelling is the provider's primary residence (s.4, s.5(2)), then report this quarterly to the Director of Building Control within 30 days of each quarter's end (s.7(1)). Section 8(4) expressly prevents publication of information that would identify individual premises, there is no NSW/WA-style public register.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.legislation.tas.gov.au/view/whole/html/inforce/current/act-2019-012",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "Tasmania/Hobart has no fixed night cap (unlike NSW's 180 days or Byron's 60 days); the lever is bedroom count/host presence, and from 2026 a proposed zone-based ban on new whole-home listings.",
   "detail": "Tasmania and Hobart have no fixed annual night cap, unlike NSW's 180 days or Byron Shire's 60 days. The lever here is host presence and bedroom count, not nights. Under Planning Directive No. 6, letting up to 4 bedrooms, or letting the whole home only while the owner or occupier is temporarily absent, is exempt from a planning permit; anything beyond that needs one. The draft HOB-S11.0 specific area plan (exhibited 19 June to 16 July 2026, not yet law) would push this further by requiring the operator to live on site in the three residential zones, with no discretionary alternative. See the zoning rule for the detail.",
   "exceptions": "Battery Point and business/mixed-use zones are proposed to be excluded from the new whole-home ban.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://www.hobartcity.com.au/Council/Council-and-Committee-meetings",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Non-exempt visitor accommodation needs a City of Hobart planning permit, and the discretionary application fee is now $5,000 against $250 for the permitted pathway.",
   "detail": "If the home-sharing exemption does not apply, a permit is required. The use is 'Permitted' (the simpler pathway, using the standard Visitor Accommodation application package combining the planning permit form and a Building Self-Assessment Form) where the property is in a residential zone excluding Battery Point BP1, or the Wapping Inner City Residential activity area, guests are housed in an existing habitable building, the use occupies no more than 200m2 gross floor area per lot, and the dwelling is not part of a strata title arrangement with another dwelling. New buildings, non-habitable conversions, or use over 200m2 require a full discretionary planning application direct with council. The fee gap between those two pathways is now the single biggest cost in the country for getting a whole-home short stay approved: the council's adopted 2026-27 Fees and Charges booklet lists 'Change of use to visitor accommodation permitted applications $250.00' and 'Change of use to visitor accommodation discretionary applications $5,000.00', both per application. VERIFICATION NOTE: two earlier passes could not confirm this because hobartcity.com.au 403s automated fetches site-wide, including static PDFs. On 25 July 2026 the booklet was read directly and both figures are confirmed verbatim. The previously reported $435 prior fee and the 6-5 council vote of 28 April 2026 remain news-sourced only; the $5,000 figure no longer depends on them.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2018-08-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.hobartcity.com.au/Council/Fees-and-charges",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "hosted_vs_unhosted",
   "rule": "A statewide 'home-sharing' exemption removes the need for a planning permit for hosted stays or letting up to 4 bedrooms; anything beyond that needs a permit.",
   "detail": "Under Planning Directive No. 6, Exemption and Standards for Visitor Accommodation in Planning Schemes, no planning (or, generally, building) approval is required if the dwelling is the owner/occupier's main place of residence and either: (a) it is let to visitors only while the owner/occupier is on vacation or temporarily absent, or (b) not more than 4 bedrooms are let to visitors while the owner/occupier remains in residence. This threshold is unchanged since 1 July 2017/1 August 2018 and still underpins the current Hobart Local Provisions Schedule. Anything that doesn't meet this test, a whole home let by a non-resident owner, an investment property, or hosted letting of more than 4 bedrooms, requires a planning permit. VERIFICATION NOTE (24/07/2026 re-check): the primary gazetted PD6 document (planning.tas.gov.au, stateplanning.tas.gov.au) still could not be fetched (403 both attempts), but a second, independent, directly-fetched official government source, Devonport City Council's visitor-accommodation planning page (https://www.devonport.tas.gov.au/building-development/planning/visitor-accommodation/), confirms the identical test in its own words: 'You do not need permission if you stay home as the host however no more than 4 bedrooms can be utilised' and 'You do not need permission at all if you want to let out your entire home ... while you are away on holiday.' Confidence held at medium pending a direct read of the primary directive text itself.",
   "exceptions": "Battery Point Heritage Precinct (BP1) has extra restrictions on non-exempt use (see zoning).",
   "applies_to": "both",
   "effective_from": "2018-08-01",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://assets.sorell.tas.gov.au/uploads/2021/10/Fact-Sheet-Changes-to-Requirements-for-Visitor-Accommodation-use-in-Planning-Schemes-2018.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "A 5% Short Stay Levy on bookings under 28 nights has passed the House of Assembly but was not yet law as of 24 July 2026, commencement is 'a date to be proclaimed', not a fixed 2027 date.",
   "detail": "The Short Stay Levy Bill 2026 imposes a 5% levy on the total booking fee for short-stay accommodation (stays of fewer than 28 consecutive days) booked through a booking platform provider, who is liable to remit it (the cost may be passed on to guests). Exempt: hotels, motels, inns, hostels, bed and breakfasts, caravan parks; specialist accommodation (student, crisis, Minister-declared); and accommodation in a dwelling usually occupied by its owner (home-sharing). Revenue is earmarked for first-home-buyer assistance. The levy commences on a date to be proclaimed and applies only to bookings from that date. CONFIRMED directly from the bill's official progress table on parliament.tas.gov.au: House of Assembly third reading 07/05/2026; Legislative Council first reading 15/05/2026 with second reading, committee, third reading, Royal Assent and commencement all blank as of the fetch date. No levy is currently being collected. Once commenced, booking platforms must register with the Commissioner of State Revenue and lodge returns (annual in the first year regardless of size).",
   "exceptions": "Home-shared/owner-occupied stays and hotel-type accommodation are excluded from the levy entirely.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.parliament.tas.gov.au/bills/bills2026/short-stay-levy-bill-2026-13-of-2026",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "fire_safety",
   "rule": "No stand-alone STR fire code; building safety runs through a Building Self-Assessment Form and, in bushfire-prone areas, a Bushfire Management Hazard Plan.",
   "detail": "Under the Director's Determination, Short or Medium Term Visitor Accommodation (Building Act 2016), an owner-occupied dwelling with 4 or fewer bookable rooms has no extra building-approval requirement. Above that threshold, or for a non-owner-occupied investment property/shack, a Building Self-Assessment Form covering occupancy-permit status, plumbing and essential building services must be completed; failing self-assessment triggers a full building-approval process. Properties in a mapped bushfire-prone area should hold a current, regularly reviewed Bushfire Management Hazard Plan with an evacuation plan available to guests.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://assets.sorell.tas.gov.au/uploads/2021/10/Fact-Sheet-Changes-to-Requirements-for-Visitor-Accommodation-use-in-Planning-Schemes-2018.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "insurance_required",
   "rule": "No statutory mandatory STR insurance, but official guidance tells hosts to check cover since standard home policies often exclude commercial letting.",
   "detail": "State guidance recommends owners/occupiers consult their insurer, particularly regarding public liability cover for visitor injury or loss, and warns that many domestic insurance policies do not automatically cover a dwelling used for visitor accommodation. There is no legislated minimum insurance amount or type mandated for Tasmanian short-stay operators.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://assets.sorell.tas.gov.au/uploads/2021/10/Fact-Sheet-Changes-to-Requirements-for-Visitor-Accommodation-use-in-Planning-Schemes-2018.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "Apartment owners must comply with body corporate rules in addition to the state planning exemption/permit test; a strata by-law under s.91(2) of the Strata Titles Act 1998 can impose a 6-month minimum letting term, which functions as a de facto short-stay ban.",
   "detail": "State guidance confirms an apartment can be used for visitor accommodation under the same home-sharing exemption/permit test as a house, 'provided you comply with any additional requirements from the body corporate.' A dwelling that is part of a strata title arrangement including another dwelling does not qualify for the simpler 'Permitted'-use planning pathway and instead needs full discretionary council approval. NEW THIS PASS: s.91(2) of the Strata Titles Act 1998 (Tas) empowers a body corporate to make a by-law imposing a minimum letting term of up to 6 months on lots in the scheme, since short-stay/Airbnb-style letting is by definition shorter than that, such a by-law is the practical mechanism by which an owners corporation can exclude short-stay letting, rather than a named 'ban STR' power. General by-law provisions in the Act (s.89) are reported by independent sources to require only an ordinary resolution (simple majority) to make/amend a by-law, a materially lower bar than Victoria's 75% special resolution, but this specific procedural detail could not be directly re-quoted from the primary Act text this pass: legislation.tas.gov.au's whole-Act view truncated before reaching s.89-91, and both austlii mirrors tried (classic.austlii.edu.au, www5.austlii.edu.au) returned 403. Treat the 'ordinary resolution' point as provisional; the existence and substance of the s.91(2) minimum-term power itself is corroborated by multiple independent sources quoting matching statutory language.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://www.legislation.tas.gov.au/view/whole/html/inforce/current/act-1998-017",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Non-compliance with the Short Stay Accommodation Act 2019 is punishable by penalty units, with booking platforms facing the largest exposure; the pending Levy Bill adds joint-and-several liability for false declarations.",
   "detail": "CONFIRMED directly from the Act's text on legislation.tas.gov.au. Booking platform providers that fail to comply with the data collection/reporting obligations face up to 100 penalty units plus up to 10 penalty units for each day the offence continues (s.5). Short stay premises providers who misrepresent their permit status face up to 50 penalty units (s.6(3)). Unauthorised disclosure of collected short-stay premises information carries up to 50 penalty units (s.8(4)). Separately, once the Short Stay Levy Act commences, a person who wrongly declares their accommodation is not 'short stay accommodation' becomes jointly and severally liable with the booking platform for the unpaid levy plus interest and penalty tax if the declaration is later found incorrect. Tasmania's current per-unit dollar value was not directly confirmed from a primary source this pass (justice.tas.gov.au and gazette.tas.gov.au both 403'd); multiple independent search-index snippets consistently give $213/unit for FY2026-27, but this is not cited here as it wasn't read directly from the primary page, no dollar-equivalent figures are stated in this record's penalties, only unit counts, so this does not affect the accuracy of what is published.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.legislation.tas.gov.au/view/whole/html/inforce/current/act-2019-012",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "Council approval of a change of use to Visitor Accommodation can trigger a Property Classification Code change from residential to commercial, potentially raising rates.",
   "detail": "When a council approves a whole-property change of use to 'Visitor Accommodation', the Office of the Valuer General typically undertakes a supplementary valuation and may reclassify the Property Classification Code from 'R1, House' to a commercial code such as 'C52, Holiday Apartment', which can increase the assessed value used to calculate council rates. Home-sharing-exempt properties (no permit/change of use approved) retain their residential classification.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://assets.sorell.tas.gov.au/uploads/2021/10/Fact-Sheet-Changes-to-Requirements-for-Visitor-Accommodation-use-in-Planning-Schemes-2018.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "hobart",
   "jurisdiction": "City of Hobart",
   "state": "TAS",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/hobart/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "The permit test applies mainly in residential zones, Battery Point Heritage Precinct has extra restrictions, and a draft specific area plan would close the discretionary pathway in the three residential zones.",
   "detail": "Hobart's visitor accommodation permit test bites hardest in the residential zones; business and mixed-use zones are more permissive, and the Battery Point Heritage Precinct (BP1) carries extra restrictions and is excluded from the simpler permitted pathway. The bigger change is pending. Draft amendment PSA-25-3 would insert HOB-S11.0 Hobart Visitor Accommodation Specific Area Plan into the Tasmanian Planning Scheme, Hobart Local Provisions Schedule. Read directly from the draft instrument, its stated purpose is to 'limit the impact of Visitor Accommodation use on the availability and affordability of housing for long-term residents in residential zones in the City of Hobart' and to 'maintain the character of local residential communities'. It substitutes the visitor accommodation provisions of the General Residential, Inner Residential and Low Density Residential zones within the mapped area, and applies to the Visitor Accommodation use class only. Its Acceptable Solution A1 allows visitor accommodation only where it is within a dwelling the operator uses as their main place of residence, within a secondary residence where the operator's main residence is on the same site, or within a new development where the number of visitor accommodation units is no greater than the number of residential dwellings and there is no net loss of dwellings. Critically, A1 is paired with 'P1 No performance criteria', which means there is no discretionary route for a proposal that fails A1. A second test, A2, blocks visitor accommodation in a strata lot where another lot in the scheme is in residential use, though that one does have an amenity-based performance criterion. In practice the amendment would end new whole-home, non-owner-occupied short stay in Hobart's residential zones. It is NOT yet law: it was certified for exhibition by the Planning Authority Committee on 10 June 2026, was publicly exhibited from 19 June to 16 July 2026, and representations now go to the Tasmanian Planning Commission.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.hobartcity.com.au/Development-and-Business/Recent-development-activity/Current-Planning-Scheme-amendments",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "tas",
   "jurisdiction": "Tasmania",
   "state": "TAS",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Tasmania has no statewide STRA host/property register (unlike NSW); instead the Short Stay Accommodation Act 2019 requires booking platforms to report listing data to the Director of Building Control every quarter.",
   "detail": "CONFIRMED by direct fetch of the Act's full text on legislation.tas.gov.au (prior session) and RECONFIRMED 24/07/2026 by directly opening two cbos.tas.gov.au pages in a browser: 'Short Stay Accommodation Act data collection' and 'Short and medium term visitor accommodation'. Both state that booking platform providers must collect and display required information about short stay premises listed on their platforms and report it to the Director of Building Control on a quarterly basis, within 30 days of the end of the quarter. Neither page describes any separate host or property registration scheme; instead hosts falling outside the home-sharing exemption need a council planning permit, and CBOS also publishes a public Short Stay Accommodation Dashboard (Power BI) built from the collected data, live with data from January 2025 onward.",
   "exceptions": "Hotels, motels and caravan parks are outside the Act's scope.",
   "applies_to": "both",
   "effective_from": "2019-01-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.legislation.tas.gov.au/view/html/inforce/current/act-2019-012",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "tas",
   "jurisdiction": "Tasmania",
   "state": "TAS",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "Tasmania has no statewide numerical cap on the number of nights per year a property can be let short-term, for either hosted or non-hosted stays.",
   "detail": "Unlike NSW (180-day Greater Sydney cap for non-hosted) or Byron Shire (60-day cap), Tasmania's planning framework does not impose an annual night limit on compliant short-stay letting. Regulation instead turns on whether the dwelling is the host's principal residence and how many bedrooms are let (see the home-sharing exemption). VERIFICATION NOTE (24/07/2026, third pass): the cited stateplanning.tas.gov.au fact sheet PDF again could not be read directly (403 on WebFetch, forced file-download in browser). However, this session directly opened two other official Tasmanian Government pages that specifically and comprehensively cover short stay accommodation rules, stateplanning.tas.gov.au/topics/housing and cbos.tas.gov.au's 'Short and medium term visitor accommodation' and 'Short Stay Accommodation Act data collection' pages, in full, in a browser, and none of them mention any night-per-year limit despite otherwise describing the exemption, permit, and reporting rules in detail. This is stronger absence-of-evidence corroboration than a search snippet, but it is still not a positive statement that no cap exists, so confidence is held at medium rather than raised to high.",
   "exceptions": "A council could in principle attach night-limit conditions to an individual planning permit it issues, but there is no statewide cap set by the Tasmanian Planning Scheme or by legislation.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.stateplanning.tas.gov.au/topics/housing",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "tas",
   "jurisdiction": "Tasmania",
   "state": "TAS",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Tasmanian Planning Scheme exempts genuine owner-occupied 'home-sharing' short stays from needing a planning permit; all other visitor accommodation needs a council permit.",
   "detail": "CONFIRMED 24/07/2026 by directly opening https://www.stateplanning.tas.gov.au/topics/housing in a browser (the direct PDF fetch of Planning Directive No.6 and the stateplanning.tas.gov.au fact sheet PDFs still return HTTP 403 or trigger a forced file download rather than a readable page, but this official HTML page carries the same substantive guidance and was read directly, in full, this session). The page states verbatim: 'A planning permit is not required if you meet the home-sharing exemption. This applies if the dwelling is used by the host (as owner or occupier) as their main residence and: the dwelling is only let to visitors while the host is on vacation, or are temporarily absent, or no more than four bedrooms are let while the host is living there. For all other instances, a planning permit is required from the local council.' This directly verifies the exemption's core mechanics (owner-occupied main residence, temporarily-absent OR up to 4-bedrooms-while-present) as previously recorded. Confidence raised from medium to high on the strength of this direct, primary-source, in-session browser read.",
   "exceptions": "Exemption applies only to a host's genuine principal place of residence; investment properties and secondary/holiday dwellings not occupied by the owner always require a council planning permit regardless of bedroom count.",
   "applies_to": "both",
   "effective_from": "2018-08-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.stateplanning.tas.gov.au/topics/housing",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "tas",
   "jurisdiction": "Tasmania",
   "state": "TAS",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "A 5% Short Stay Levy on bookings under 28 nights, paid by guests, has been proposed via the Short Stay Levy Bill 2026. As at 24 July 2026, confirmed directly via parliament.tas.gov.au, the Bill has NOT passed the Legislative Council and has NOT received Royal Assent, so it is not yet law.",
   "detail": "CONFIRMED (core mechanics) via direct fetch of treasury.tas.gov.au (prior session): the levy is 5% of the booking price for short stay accommodation stays of fewer than 28 consecutive nights, paid by the guest, with revenue earmarked for housing/first-home-buyer assistance, and hotels, pubs, bed & breakfasts and caravan parks explicitly excluded, along with a dwelling usually occupied by the owner. CONFIRMED (bill progress) by directly opening https://www.parliament.tas.gov.au/bills/bills2026/short-stay-levy-bill-2026-13-of-2026 in a browser on 24/07/2026: the page (marked 'Last updated: 15 May 2026') shows the Bill was introduced 16/04/2026, passed First reading, Second reading and Third reading in the House of Assembly on 07/05/2026 (with amendment), and had its First reading in the Legislative Council on 15/05/2026 -- every subsequent Legislative Council stage (Resumed, 2nd Reading moved, 2nd Reading committed, Reported, Third reading, LC amendments agreed to) and Royal Assent are shown blank/empty on this official status table. This is a direct, in-session, primary-source confirmation that the Bill has NOT completed its passage into law as at 24 July 2026: it remains a proposed Bill, not an enacted Act. No corresponding 'Short Stay Levy Act 2026' exists on legislation.tas.gov.au. The commencement date remains unstated by any primary source found (the Bill's own status page gives no commencement clause); the prior record's 'no earlier than 1 January 2027' and other non-primary reporting of an intended 1 July 2026 start are both unconfirmed and are not used as record facts per this project's sourcing rules. RECOMMEND continued periodic re-check of this same parliament.tas.gov.au page, since it is the authoritative live source for the Bill's progress.",
   "exceptions": "Hotels/motels/inns/hostels/B&Bs/caravan parks; student accommodation; emergency/crisis accommodation; accommodation in a dwelling usually occupied by the owner.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.parliament.tas.gov.au/bills/bills2026/short-stay-levy-bill-2026-13-of-2026",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "tas",
   "jurisdiction": "Tasmania",
   "state": "TAS",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Non-compliance with the Short Stay Accommodation Act 2019 can attract fines of up to 100 penalty units for booking platforms that fail to collect or display required listing information, and up to 50 penalty units for late/missed quarterly reporting or for short stay premises providers who misrepresent their status.",
   "detail": "CONFIRMED by direct fetch of the Act's full text on legislation.tas.gov.au. Section 5(1) fines a booking platform provider up to 100 penalty units for entering an arrangement without first receiving the required listing information; s.5(2) fines up to 100 penalty units (plus up to 10 further penalty units per day the failure continues) for failing to display that required information. Section 7(1) fines a platform up to 50 penalty units for failing to report Tasmanian listing data to the Director of Building Control within 30 days after the end of a financial quarter. Short stay premises providers face fines of up to 50 penalty units under s.6(1)-(3). The 2026-27 penalty unit dollar value ($213) is search-corroborated across two independent official domains (justice.tas.gov.au, Tasmanian Government Gazette) from a prior session but was not directly opened in a browser this session (justice.tas.gov.au and gazette.tas.gov.au remain 403-blocked); this specific dollar figure should still be re-confirmed by a human against the current Penalty Units and Other Penalties Act 1987 (Tas) notice.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2019-01-01",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://www.legislation.tas.gov.au/view/html/inforce/current/act-2019-012",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "tas",
   "jurisdiction": "Tasmania",
   "state": "TAS",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/tas/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "Land zoned Tourism or Visitor Accommodation under the Tasmanian Planning Scheme is generally intended to facilitate commercial visitor accommodation, though whether this makes it more permissive in practice than residential zones is not confirmed; most tourism-zone uses still require a permit, and visitor accommodation is only 'discretionary' (not prohibited) in the General Residential zone.",
   "detail": "Not directly re-verified this session; carried forward unchanged from the prior review pass. The Tasmanian Planning Scheme's Tourism zone fact sheet PDF and the full State Planning Provisions PDF remain unreachable (403 on direct fetch; triggers a forced file download rather than a readable page in the browser). A WebSearch summary of official content previously indicated most Tourism-zone uses still require a planning permit and that General Residential zone lists visitor accommodation as merely 'Discretionary,' in tension with a straightforward 'more permissive' framing. Confidence remains low; excluded from status_summary; should be manually checked against the primary zone-use tables.",
   "exceptions": "Specific zone provisions vary by local planning scheme area (Local Provisions Schedule); this is a general statewide pattern, not a guarantee for any individual property.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://www.stateplanning.tas.gov.au/__data/assets/pdf_file/0010/542494/Tasmanian-Planning-Scheme-Tourisim-Zone-Fact-sheet.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "melbourne",
   "jurisdiction": "City of Melbourne",
   "state": "VIC",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/melbourne/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "No City of Melbourne council STR registration scheme exists; state-level registration is with the State Revenue Office (SRO) for levy purposes, not a public STR register.",
   "detail": "Unlike NSW or WA, Victoria has no statewide public short-stay register and City of Melbourne has not implemented a local one. Instead, owners/tenants who accept short-stay bookings directly (without a booking platform) and all booking platforms operating in Victoria must register with the SRO for short-stay levy purposes, before the end of the first period in which they become liable for the levy. Platforms register once; they do not need to register each individual property. Owners who only accept bookings through a platform do not need to register themselves.",
   "exceptions": "Properties that are the occupant's principal place of residence, commercial residential premises (hotels/motels/hostels), student accommodation, rooming houses and retirement villages are excluded from levy registration.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.sro.vic.gov.au/short-stay-levy/register-short-stay-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "melbourne",
   "jurisdiction": "City of Melbourne",
   "state": "VIC",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/melbourne/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "No state-wide or City of Melbourne night cap on short stays applies, hosted or unhosted.",
   "detail": "City of Melbourne councillors voted in principle on 29 August 2024 for an annual $350 registration fee and a 180-day cap on short-stay letting, but the Future Melbourne Committee subsequently resolved not to progress a local short-stay law, deferring to the incoming state-wide Short Stay Levy. As of this record's date, no local night cap has been enacted and Victoria has no state-wide cap (unlike NSW's Greater Sydney 180-day cap or Byron's 60-day cap). The core 'no cap in force' fact is well supported by the absence of any cap provision on SRO/Consumer Affairs Vic pages; the specific paused-policy narrative could not be confirmed against the council's own page during this verification pass (it returned HTTP 403 to automated fetch, as it did for the original researcher) and rests on secondary-source corroboration only (Houst, The Urban Developer, CBD News, Strata Community Association Vic all independently report the same pause).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "council",
   "source_url": "https://participate.melbourne.vic.gov.au/short-term-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "melbourne",
   "jurisdiction": "City of Melbourne",
   "state": "VIC",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/melbourne/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Short-term letting of an existing dwelling generally does not trigger a planning permit under the Melbourne Planning Scheme, but converting to a dedicated 'residential building'/'accommodation' use can.",
   "detail": "Victorian planning schemes (including Melbourne's, which uses the standard Victoria Planning Provisions) classify land use by definition, not by rental length. Under the VCAT 'red dot' precedent Armato v Hepburn Shire Council [2007] VCAT 603, a single dwelling let out short-term generally remains a 'dwelling' use, which does not require a planning permit; but where a property is run more like a serviced/commercial letting operation it can be reclassified as 'residential building' or 'accommodation', which does require a permit. No City of Melbourne-specific STR planning overlay exists.",
   "exceptions": "Small second dwellings and other purpose-built accommodation structures are assessed separately under building/planning rules for secondary dwellings.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "regulator",
   "source_url": "https://www.vcat.vic.gov.au/the-vcat-process/decisions/high-profile-decisions/planning-cases",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "melbourne",
   "jurisdiction": "City of Melbourne",
   "state": "VIC",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/melbourne/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "Victoria's Short Stay Levy of 7.5% of the total booking amount applies to all qualifying short stays in the City of Melbourne, as everywhere else in the state.",
   "detail": "Under the Short Stay Levy Act 2024 (Vic), a flat 7.5% levy applies to any booking for a short stay in Victoria, calculated on the total booking fee (nightly rates, cleaning fees, GST and late checkout charges; excluding card/payment-processing surcharges and damage-related costs). Effective 1 January 2025, CONFIRMED directly against the SRO's own explainer page. Where a booking is made through a platform (Airbnb, Stayz etc.) the platform is liable and remits the levy; for direct bookings the owner or tenant is liable. Lodgement is quarterly if a provider's annual short-stay booking fees exceed $75,000, otherwise annually (by 30 January for the prior calendar year). Revenue funds Homes Victoria's social/affordable housing program, with 25% ring-fenced for regional Victoria.",
   "exceptions": "Principal place of residence stays, commercial residential premises (hotels/motels/hostels), premises that cannot be occupied separately from the main residence, student accommodation, rooming houses, retirement villages, and non-profit crisis accommodation are exempt.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.sro.vic.gov.au/owning-property/short-stay-levy/understanding-short-stay-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "melbourne",
   "jurisdiction": "City of Melbourne",
   "state": "VIC",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/melbourne/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "Owners corporations (highly relevant given Melbourne's apartment stock) can ban short-stay letting in their building by 75% special resolution, but not in a host's principal place of residence.",
   "detail": "The Short Stay Levy Act 2024 amended the Owners Corporations Act 2006 (Vic) so that, from 1 January 2025, an owners corporation may make a rule prohibiting lots from being used for short-stay accommodation. CONFIRMED directly against Consumer Affairs Victoria's own page: the rule requires a special resolution, 75% of lot owners' support, or 75% of votes cast by lot entitlement on a ballot/poll. Crucially, the ban cannot apply to a lot that is the owner's or occupier's principal place of residence, so an owner-occupier can still host short stays (e.g. spare rooms, or letting while away) in their own home. Given the density of owners-corporation-governed apartment buildings across the City of Melbourne (CBD, Southbank, Docklands), this is the most consequential lever for restricting STR locally. NOTE: the previous draft of this record also claimed a lower-threshold 'interim special resolution' pathway (50-75% support with under 25% opposition), this was NOT found on the cited Consumer Affairs Victoria page when re-checked directly and has been removed pending confirmation against the Owners Corporations Act itself.",
   "exceptions": "Rules cannot override a lot owner/occupier's use of their own principal place of residence for short stays.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "medium",
   "source_type": "regulator",
   "source_url": "https://www.consumer.vic.gov.au/housing/owners-corporations/rules/making-rules-to-ban-short-stay-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "melbourne",
   "jurisdiction": "City of Melbourne",
   "state": "VIC",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/melbourne/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Failure to register for or pay the short stay levy attracts SRO penalty tax of up to 75% of the unpaid levy plus interest, under Victoria's general tax penalty regime.",
   "detail": "The State Revenue Office can investigate and assess unpaid short-stay levy amounts, applying penalty tax under the general penalty/interest regime the SRO applies to Victorian tax laws: 25% for failure to take reasonable care, 50% for reckless behaviour, up to 75% for intentional disregard of the law (each reducible with voluntary disclosure, or increasable if the taxpayer obstructs an investigation). Interest also accrues on unpaid amounts (currently 12.43% p.a.). This applies equally to bookings within the City of Melbourne as anywhere else in Victoria, there is no separate local infringement regime specific to STR in Melbourne. CORRECTED CITATION: the previously cited sro.vic.gov.au/short-stay-levy/faqs page does not actually contain penalty-rate information when checked directly; the 75% figure is confirmed instead on the SRO's general penalty tax and interest page, cited below.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.sro.vic.gov.au/about-us/compliance/penalty-tax-and-interest",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "mornington-peninsula",
   "jurisdiction": "Mornington Peninsula Shire",
   "state": "VIC",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/mornington-peninsula/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Short stay rental properties must be registered annually with the Shire before being used or advertised.",
   "detail": "Under the Short Stay Rental Accommodation Local Law 2018 (as amended by the Short Stay Rental Accommodation (Amendment) Local Law of 2022, Council resolution 23 August 2022), an owner must not use, allow use of, or advertise a dwelling as short stay rental accommodation (a stay of up to 30 consecutive days for commercial gain) without a current Council registration/certificate. Registration lasts 12 months, is not transferable to a new owner, and requires a nominated Designated Contact available 24/7 who can respond to property issues within two hours. The registration number must be displayed on all advertising/listing platforms and owners must notify Council of material changes within 14 days. Applications and renewals are lodged online via the Shire's compliance portal.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2018-05-17",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.mornpen.vic.gov.au/files/assets/public2/v/1/about-us/laws-amp-regulations/short-stay-rental-accommodation-local-law-2018-as-amended.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "mornington-peninsula",
   "jurisdiction": "Mornington Peninsula Shire",
   "state": "VIC",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/mornington-peninsula/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Registration can be cancelled after repeated substantiated complaints, with a 28-day appeal right.",
   "detail": "Council may cancel a property's registration where there have been three or more substantiated complaints within a 12-month period, a single sufficiently serious substantiated complaint, a relevant conviction under the Local Law, or a safety-related legislative breach. Owners/applicants have 28 days to appeal a refusal or cancellation to a Council-appointed appeals process. Registration fees are stated as non-refundable on cancellation.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2018-05-17",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.mornpen.vic.gov.au/files/assets/public2/v/1/about-us/laws-amp-regulations/short-stay-rental-accommodation-local-law-2018-as-amended.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "mornington-peninsula",
   "jurisdiction": "Mornington Peninsula Shire",
   "state": "VIC",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/mornington-peninsula/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "The Shire has no administration or enforcement role in the Victorian state Short Stay Levy; it is a separate, State Revenue Office-run scheme.",
   "detail": "From 1 January 2025 the Victorian Short Stay Levy Act 2024 (7.5% levy on eligible short stay bookings, principal-place-of-residence exempt) applies statewide. Mornington Peninsula Shire's own website states the Shire 'does not play any role in the administration or enforcement' of that Act, directing enquiries to the State Revenue Office. The Shire's local registration requirement under its own Local Law continues to apply in parallel with, and separately from, the state levy. Confirmed live against both the Shire's own Short Term Rentals page and the State Revenue Office's short-stay-levy page in this verification session; the 7.5% rate and PPR-exemption detail is well-established public record but was not re-confirmed against a primary SRO sub-page in this session (see unresolved_flags).",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.mornpen.vic.gov.au/The-Shire/Contact-us/Online-payments-and-services/Short-Term-Rentals",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "mornington-peninsula",
   "jurisdiction": "Mornington Peninsula Shire",
   "state": "VIC",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/mornington-peninsula/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "code_of_conduct",
   "rule": "A Council-adopted Code of Conduct imposes an 11pm-7am outdoor quiet period plus parking, waste and behaviour rules on every registered property.",
   "detail": "The Code of Conduct (adopted 24 April 2018, incorporated into the Local Law) must be displayed to, and contractually imposed on, all occupants and visitors. Outdoor areas, including pools, spas, decking and balconies, must not be used between 11pm and 7am. Aggressive behaviour, yelling/screaming/arguing, and loud cheering/clapping/singing are listed as breaches. Off-street parking must be provided for all occupants' vehicles, with guests briefed on parking before arrival. Tents, caravans and campervans cannot be used as additional on-site accommodation. Owners must manage guest waste disposal, remove rubbish left behind, and keep the dwelling and grounds properly maintained.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2018-04-24",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.mornpen.vic.gov.au/files/assets/public2/v/1/about-us/laws-amp-regulations/short-stay-rental-accommodation-code-of-conduct-adopted-24-april-2018.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "mornington-peninsula",
   "jurisdiction": "Mornington Peninsula Shire",
   "state": "VIC",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/mornington-peninsula/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Local Law breaches carry fixed infringement penalties of 3-6 penalty units, up to a 20-penalty-unit maximum court penalty.",
   "detail": "Schedule 1 of the Local Law sets fixed infringement-notice penalties (issued under the Infringements Act 2006): operating/advertising without registration = 6 penalty units; breaches of the Code of Conduct, disturbing neighbours' peace, failing to give neighbours the Designated Contact's details, failing to notify Council of changes, slow complaint response, or breaching registration conditions = 3 penalty units each; non-compliance with a Council direction/compliance notice = 5 penalty units. The maximum penalty a court can impose for an offence under the Local Law is 20 penalty units, plus a further 2 penalty units for each day a breach continues after conviction. Indicative dollar values using the Victorian FY2026-27 penalty unit value of $209.10: 6 units ≈ $1,254.60; 5 units ≈ $1,045.50; 3 units ≈ $627.30; 20-unit maximum ≈ $4,182. All penalty-unit figures independently confirmed against the primary Local Law text in this verification session; only the $ conversion using the $209.10 penalty-unit value remains unconfirmed against a primary Dept of Justice source.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2018-05-17",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.mornpen.vic.gov.au/files/assets/public2/v/1/about-us/laws-amp-regulations/short-stay-rental-accommodation-local-law-2018-as-amended.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "mornington-peninsula",
   "jurisdiction": "Mornington Peninsula Shire",
   "state": "VIC",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/mornington-peninsula/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "The Local Law's whole regulatory regime is triggered by a 30-consecutive-day maximum-stay definition, and it does not distinguish hosted from non-hosted rentals.",
   "detail": "\"Short stay rental accommodation\" is defined in the Local Law as use of a dwelling for commercial gain for no more than 30 consecutive days/one month; bookings longer than that fall outside the Local Law's scope (and outside registration/Code of Conduct/penalty exposure). Unlike NSW's 180-day Greater Sydney cap or Byron Shire's 60-day non-hosted cap, the Mornington Peninsula Local Law does not impose any separate annual day/night cap, and it applies identically whether or not the host is present during the stay.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2018-05-17",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.mornpen.vic.gov.au/files/assets/public2/v/1/about-us/laws-amp-regulations/short-stay-rental-accommodation-local-law-2018-as-amended.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "vic",
   "jurisdiction": "Victoria",
   "state": "VIC",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Direct-booking hosts and platforms must register with the State Revenue Office for levy purposes; this is a tax registration, not a general STR operating licence.",
   "detail": "Booking platforms, and owners/tenants who take short-stay bookings directly without a platform, must register for the short stay levy with the SRO (hosts who only ever book through a platform do not need to register themselves, the platform's registration covers it). Providers with annual short-stay booking revenue of $75,000 or more remit the levy quarterly; those below that threshold remit annually, by 31 December. This registration relates only to levy collection/remittance, Victoria does not operate a separate statewide short-term-rental property registration or licensing scheme (unlike NSW's STRA register or WA's mandatory register).",
   "exceptions": "Providers whose stays are exclusively PPR-exempt or exclusively 28+ day stays are not required to register for the levy.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "regulator",
   "source_url": "https://www.sro.vic.gov.au/owning-property/short-stay-levy/register-short-stay-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "vic",
   "jurisdiction": "Victoria",
   "state": "VIC",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "night_cap",
   "rule": "Victoria has no statewide night cap on short-stay accommodation (hosted or non-hosted) as at July 2026.",
   "detail": "The Short Stay Levy Act 2024, the operative state law governing short stays, creates a levy and OC-ban mechanism; no statewide day/night limit provision was located. This check could not directly fetch the substantive text of the Act (the legislation.vic.gov.au 'as-made' page serves only PDF/DOCX downloads, not readable HTML text), so this remains a claim of absence of evidence rather than a positive confirmation from a read of the full Act text. Some secondary commentary refers to an earlier proposed two-per-bedroom annual limit that was not adopted; this could not be verified against a primary source and should be treated as unconfirmed. Individual councils may pursue their own caps via planning schemes but none were confirmed as enacted statewide law.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "legislation",
   "source_url": "https://www.legislation.vic.gov.au/as-made/acts/short-stay-levy-act-2024",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "vic",
   "jurisdiction": "Victoria",
   "state": "VIC",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "No confirmed statewide planning-permit trigger specific to short-stay accommodation exists; treatment currently sits with individual council planning schemes.",
   "detail": "No primary source (planning.vic.gov.au or legislation.vic.gov.au) was found establishing a statewide planning-permit trigger for short-stay accommodation comparable to WA's Perth-metro >90-night trigger. Whether a planning permit is needed depends on each council's planning scheme (zoning, overlays, and whether the use is classed as 'dwelling', 'residential hotel' or similar). This was not independently re-fetched in this verification pass and remains unverified; should be checked at the council/LGA record level rather than assumed statewide.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://www.planning.vic.gov.au/guides-and-resources/guides/guide-to-victorias-planning-system/planning-permits",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "vic",
   "jurisdiction": "Victoria",
   "state": "VIC",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "levy_tax",
   "rule": "7.5% Short Stay Levy applies to bookings of continuous stays under 28 days, effective 1 January 2025.",
   "detail": "The Short Stay Levy Act 2024 (Vic) commenced 1 January 2025 and imposes a levy of 7.5% of the total booking fee (including nightly rate, cleaning fees and GST, excluding card/payment-processing surcharges and damage-related costs) on any 'short stay', a continuous stay of less than 28 days (not counting the checkout day). For platform bookings (Airbnb, Stayz/Vrbo, Booking.com etc.) the platform must collect and remit the levy to the State Revenue Office. For direct bookings (no intermediary platform) the accommodation provider/host must collect and remit it themselves. Note: the Act's specific Royal Assent date (commonly cited as 29 October 2024) could not be independently confirmed from the legislation.vic.gov.au 'as-made' page during this check, which serves only PDF/DOCX downloads without a metadata table, the commencement date of 1 January 2025 is confirmed directly by the SRO.",
   "exceptions": "A stay in a property that is the guest's or the provider's principal place of residence (PPR) is exempt from the levy, whether owned or rented. Stays of 28 continuous days or longer are not a 'short stay' and are not levied.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "regulator",
   "source_url": "https://www.sro.vic.gov.au/owning-property/short-stay-levy/understanding-short-stay-levy",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "vic",
   "jurisdiction": "Victoria",
   "state": "VIC",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "strata_oc",
   "rule": "Owners corporations can ban short-stay accommodation in their scheme by 75% special resolution, effective 1 January 2025.",
   "detail": "The Short Stay Levy Act 2024 amended the Owners Corporations Act 2006 so that, from 1 January 2025, an owners corporation may make a rule banning use of lots for short-stay accommodation, passed by special resolution (75% of lot owners in favour, or 75% of lot entitlements if voted by ballot/poll). The ban cannot apply to a lot that is the owner's or occupier's principal place of residence, residents can still host short stays in their own home. CORRECTION: the previously stated 'interim resolution (50% in favour, no more than 25% against)' pathway could not be verified on the cited consumer.vic.gov.au page, that page discusses only the special-resolution route and makes no mention of an interim resolution mechanism. That detail has been removed pending verification directly against the Owners Corporations Act 2006 (Vic) text; treat any interim-resolution claim as unconfirmed until then.",
   "exceptions": "Cannot be applied to a lot used as the owner's/occupier's principal place of residence.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.consumer.vic.gov.au/housing/owners-corporations/rules/making-rules-to-ban-short-stay-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "vic",
   "jurisdiction": "Victoria",
   "state": "VIC",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Non-compliance with Victorian state taxes (including the short stay levy) attracts penalty tax on a sliding scale, 25% for failure to take reasonable care, 50% for recklessness, up to 75% for intentional disregard, with a further 5-15 percentage points added for obstruction/concealment (so up to ~90% in aggravated deliberate-evasion cases), plus interest.",
   "detail": "The Commissioner of State Revenue administers the short stay levy using the same Taxation Administration Act 1997 (Vic) compliance framework as other Victorian taxes (e.g. land tax). Base penalty tax rates are: 25% for failing to take reasonable care, 50% for recklessness, and up to 75% for intentional disregard of the law; voluntary disclosure reduces each category substantially (e.g. to 5%/10%/15% if disclosed before an investigation starts, or 20%/40%/60% if disclosed during one). Obstruction or concealment of information adds a further 5-15 percentage points on top of any category, reflected in a cited VCAT case where a taxpayer who deliberately deceived and hindered the SRO was penalised at 90%. Interest also applies to overdue amounts. Where a short-stay levy declaration is later found incorrect, the declarant and the booking platform are jointly and severally liable for the levy, interest and penalty tax.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "regulator",
   "source_url": "https://www.sro.vic.gov.au/about-us/compliance/penalty-tax-and-interest",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "vic",
   "jurisdiction": "Victoria",
   "state": "VIC",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/vic/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "A statewide council registration-plus-day-cap model has been discussed but is not enacted law.",
   "detail": "City of Melbourne consulted on short-term rental accommodation policy options including a registration system and an annual day cap, but public reporting (secondary sources) indicates this was paused pending finalisation of the state levy and has not progressed into an enacted council or state instrument. Not independently re-fetched in this verification pass. Treat any claim of a Victorian statewide (or Melbourne-wide) STR registration/day-cap scheme as unverified until a primary legislative or gazetted council source is found.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://www.legislation.vic.gov.au/as-made/acts/short-stay-levy-act-2024",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "busselton",
   "jurisdiction": "City of Busselton",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/busselton/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Unhosted STRA requires City of Busselton development (planning) approval in addition to WA state register listing, a local layer on top of the state framework.",
   "detail": "Unhosted Short-Term Rental Accommodation (replacing the former 'Holiday Home (Single House)' and 'Holiday Home (Grouped/Multiple Dwelling)' land uses under Local Planning Scheme No. 21, following the state LPS Regulations Amendment (Short-Term Rental Accommodation) Regulations 2024) requires the landowner to obtain development approval from the City of Busselton before the dwelling can be used/registered as unhosted STRA. This is a two-step process: (1) City development approval, then (2) registration on the WA Government STRA Register. A development is considered 'substantially commenced' once registered on the WA STRA Register, but any conditions on the City's development approval must also be satisfied first, to the City's satisfaction. Applications are assessed against Local Planning Policy 4.1: Unhosted STRA (adopted by Council 11 June 2025), using an 'Accepted Standard' / 'Performance Criteria' pathway, and all applications are advertised to adjoining/nearby property owners for public comment.",
   "exceptions": "Hosted STRA (on-site host/manager present) is defined separately and is not addressed by this FAQ/regime; the City's dedicated hosted-STRA guidance page could not be retrieved this session (returns no content/404), so this exception, while consistent with the state hosted/unhosted distinction, is not independently confirmed from a hosted-specific City source.",
   "applies_to": "unhosted",
   "effective_from": "2025-06-11",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.busselton.wa.gov.au/documents/13932/faq-unhosted-stra",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "busselton",
   "jurisdiction": "City of Busselton",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/busselton/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Unhosted STRA development approvals are time-limited: an initial 12-month approval, then renewable for a further 3 years, then 5-year terms thereafter.",
   "detail": "Verbatim from the City's FAQ (v3, 14/05/2026): where development approval is granted for unhosted STRA, an initial 12-month approval period applies, subject to conditions (including the endorsed Operational Management Plan and Code of Conduct). Landowners may then apply to renew for a further 3 years, and for 5-year terms on subsequent renewals. Renewal assessment considers whether the use 'substantially commenced' (i.e. was registered on the WA STRA Register), compliance with prior approval conditions, and any valid complaints received during the previous approval period, including a review of booking/occupant numbers recorded on the WA STRA Register against the approved occupant cap.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2025-06-11",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.busselton.wa.gov.au/documents/13932/faq-unhosted-stra",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "busselton",
   "jurisdiction": "City of Busselton",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/busselton/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "penalties",
   "rule": "Operating unhosted STRA before development approval is obtained triggers a retrospective penalty of the standard application fee plus double that amount.",
   "detail": "2025/26 City of Busselton fees for unhosted STRA, confirmed verbatim: development application fee $295, advertising/referral fee $142.80 (both explicitly labelled '2025/26 financial year' on the City's page, though no specific effective day is stated, 1 July 2025 is inferred as the standard WA council fee-schedule start). Where an unhosted STRA has been operating without prior development approval, the page states: 'Any Unhosted STRA which has commenced operating prior to obtaining development approval will incur an additional retrospective fee, Development Application Fee + twice that amount as penalty', i.e. total of three times the standard fee. This is a local council penalty separate from any WA state-level penalties for operating unregistered on the state STRA Register.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2025-07-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.busselton.wa.gov.au/business/start-your-business/unhosted-stra.aspx",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "busselton",
   "jurisdiction": "City of Busselton",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/busselton/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "zoning",
   "rule": "Since Scheme Amendment No. 61 (Minister's approval 4 May 2026, gazetted 12 May 2026), unhosted STRA is an 'X' (prohibited) use in all zones by default, with a new Additional Use 'A87' permitting it as an 'A' use outside mapped 'non-preferred areas'.",
   "detail": "Amendment No. 61 to City of Busselton Local Planning Scheme No. 21 was approved by the Minister for Planning on 4 May 2026 and gazetted 12 May 2026 (in force from that date). Verbatim from the City's FAQ: it (i) aligned Schedule 1 Interpretations with the land-use terms in the Planning and Development (Local Planning Schemes) Regulations 2015, (ii) amended Table 1: Zoning Table to designate 'Unhosted Short-Term Rental Accommodation' as an 'X' (not permitted) use in all zones, and (iii) introduced new Additional Use 'A87', which designates unhosted STRA as an 'A' use (may be considered, where a dwelling is otherwise permitted) within all areas A87 applies. A87 areas are the inverse of the 'non-preferred areas' mapped in Appendix 1 of Local Planning Policy 4.1. If a property sits inside a non-preferred area, an unhosted STRA application will not be accepted at all. Non-preferred areas were first introduced when LPP 4.1 was adopted 11 June 2025; before Amendment 61 they were a policy 'not supported' position, but are now a hard Scheme-level prohibition.",
   "exceptions": "Development approvals for holiday homes/unhosted STRA granted before 29 January 2025 in what are now non-preferred areas were mostly not time-limited and retain non-conforming-use rights under the LPS Regulations, provided the use stays registered on the state STRA Register and does not cease operating for more than 6 months (after which the rights may be lost).",
   "applies_to": "unhosted",
   "effective_from": "2026-05-12",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.busselton.wa.gov.au/documents/13932/faq-unhosted-stra",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "busselton",
   "jurisdiction": "City of Busselton",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/busselton/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Unhosted STRA occupancy is locally capped: 6 for grouped/multiple dwellings, 8 for single houses, with an overall 12-person-per-night ceiling.",
   "detail": "Confirmed verbatim on the City's unhosted-STRA business page (fetched directly, quoted twice for consistency): 'Grouped and multiple dwellings are limited to a maximum of 6 occupants'; 'Single houses in the Residential or Rural Residential zones are limited to a maximum of 8 occupants'; 'the maximum number of occupants cannot exceed 12'. The actual permitted number for a given property is set by the development approval having regard to lot size, number of bedrooms/bathrooms and on-site parking. Compliance is checked at renewal time by cross-referencing bookings recorded on the WA STRA Register.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.busselton.wa.gov.au/business/start-your-business/unhosted-stra.aspx",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "busselton",
   "jurisdiction": "City of Busselton",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/busselton/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Unhosted STRA must have an endorsed Operational Management Plan, a Code of Conduct, and (in bushfire-prone areas) a Bushfire Emergency Plan.",
   "detail": "Confirmed verbatim from the City's FAQ: LPP 4.1 requires every unhosted STRA development approval to be conditioned on an endorsed Operational Management Plan and Code of Conduct. Where the property falls within a designated Bushfire Prone Area on the DFES Map of Bushfire Prone Areas, a Bushfire Emergency Plan is also required. The nominated property manager's contact details must be displayed on an on-site sign (max area 0.2 m²), must be contactable 24 hours a day, and must respond to and address any reported breach (noise, occupant numbers, parking, waste) within 12 hours; complaints should also be lodged with the City via its online report-it system so they are considered at renewal.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2025-06-11",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.busselton.wa.gov.au/documents/13932/faq-unhosted-stra",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "busselton",
   "jurisdiction": "City of Busselton",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/busselton/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Unhosted STRA dwellings must meet minimum servicing standards: reticulated water (or a 135,000L tank), reticulated or on-site sewerage, and kerbside waste collection.",
   "detail": "Confirmed verbatim on the City's unhosted-STRA business page: properties must be 'connected to reticulated water or serviced by a minimum 135,000 litre potable water tank'; must be 'connected to reticulated sewerage or adequate on-site effluent disposal system'; and must be 'currently serviced by the City's kerbside waste collection or where kerbside collection is not available, alternate waste management will be considered'.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.busselton.wa.gov.au/business/start-your-business/unhosted-stra.aspx",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "perth",
   "jurisdiction": "Perth Metropolitan Area",
   "state": "WA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/perth/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "registration",
   "rule": "All WA STRA premises, hosted or unhosted, must be on the state STRA Register.",
   "detail": "The STRA Register opened for registrations on 1 July 2024 under the Short-Term Rental Accommodation Act 2024, and registration became mandatory from 1 January 2025 (confirmed verbatim on the Consumer Protection page: 'registration of STRA premises becoming mandatory from 1 January 2025'). Both hosted (owner/host lives on site) and unhosted (guest has exclusive use) properties must register; hotels/motels, serviced apartments, tourist developments, farm-stays, and premises falling under the Caravan Parks and Camping Grounds Act 1995 s5(1) are excluded from the scheme. The registration number must be displayed conspicuously on every advertisement/listing. Booking platforms are required to check WA listings against the register.",
   "exceptions": "Hotels/motels, serviced apartments, tourist park developments, farm-stays, and premises under the Caravan Parks and Camping Grounds Act 1995 s5(1) are excluded from the STRA definition and do not need to register.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.consumerprotection.wa.gov.au/managing-short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "perth",
   "jurisdiction": "Perth Metropolitan Area",
   "state": "WA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/perth/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "registration",
   "rule": "STRA Register initial registration fee is $250, with a $100 annual renewal.",
   "detail": "Confirmed verbatim on the wa.gov.au registration-and-fees page: 'The initial fee to register a STRA premises is $250' and 'The renewal fee is $100'. These fees apply per premises to keep a registration current on the state STRA Register administered by the Department of Local Government, Industry Regulation and Safety / Consumer Protection.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.wa.gov.au/organisation/department-of-local-government-industry-regulation-and-safety/registration-and-fees",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "perth",
   "jurisdiction": "Perth Metropolitan Area",
   "state": "WA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/perth/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "night_cap",
   "rule": "Unhosted STRA in the 30 Perth-metro councils is exempt from planning approval only up to 90 nights per 12 months; hosted STRA has no night cap.",
   "detail": "Confirmed verbatim on planning.wa.gov.au: 'An exemption from the requirement to obtain development approval applies within the Perth metropolitan area where unhosted STRA is leased for 90 nights or less (non-consecutive) within a 12-month period, as per the date of registration.' The page lists all 30 Perth-metro local government areas benefiting from this exemption and states plainly that 'Hosted STRA is exempt from requiring planning approval within Western Australia', i.e. no night cap applies to hosted STRA anywhere in WA. The exact 1 January 2026 commencement is not printed on the planning.wa.gov.au page itself, but is now confirmed via a WA Government media statement dated 24 August 2025 ('Short-term rental owners warned time to get planning approval running out'), which states verbatim: 'all metropolitan councils require unhosted STRA operating more than 90 nights per year to have lodged a development application from 1 January 2026' and 'Failure to do so by 1 January will mean the STRA property can no longer operate.' TIMING, corrected 25/07/2026: the 90-night trigger commenced with SL 2024/194 (published 18 September 2024, substantive regulations commencing the day after), not on 1 January 2026. 1 January 2026 is the date from which a property must demonstrate development approval compliance to remain on the STRA Register, and by which metro unhosted STRA over 90 nights had to have lodged a development application.",
   "exceptions": "Hosted STRA is exempt from this trigger entirely. Outside the 30 defined Perth-metro councils (including all of Peel and regional WA), each local government sets its own planning-approval trigger for unhosted STRA.",
   "applies_to": "unhosted",
   "effective_from": "2024-09-19",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.wa.gov.au/planning-reform/short-term-rental-accommodation-planning-reforms",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "perth",
   "jurisdiction": "Perth Metropolitan Area",
   "state": "WA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/perth/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "planning_approval",
   "rule": "Unhosted STRA exceeding 90 nights/year in Perth metro must obtain development approval from the local council before continuing to operate.",
   "detail": "Once an unhosted STRA premises within the 30 Perth-metro local government areas is booked beyond 90 nights in a rolling 12-month period, the operator must obtain development (planning) approval from the relevant local government to keep operating, this sits on top of, not instead of, state STRA registration. Confirmed via planning.wa.gov.au, which lists all 30 covered LGAs including the City of Perth. Local governments outside this metro definition (including Peel and all regional WA) set their own approval triggers for unhosted STRA rather than using the fixed 90-night threshold. The 1 January 2026 commencement date, previously inferred only from planning.wa.gov.au's 'now in effect' wording and its 5 Jan 2026 page-update stamp, is now confirmed via a WA Government media statement dated 24 August 2025: 'all metropolitan councils require unhosted STRA operating more than 90 nights per year to have lodged a development application from 1 January 2026.' TIMING, corrected 25/07/2026: the 90-night trigger commenced with SL 2024/194 (published 18 September 2024, substantive regulations commencing the day after), not on 1 January 2026. 1 January 2026 is the date from which a property must demonstrate development approval compliance to remain on the STRA Register, and by which metro unhosted STRA over 90 nights had to have lodged a development application.",
   "exceptions": "Hosted STRA never requires this development approval, regardless of nights let.",
   "applies_to": "unhosted",
   "effective_from": "2024-09-19",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.wa.gov.au/planning-reform/short-term-rental-accommodation-planning-reforms",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "perth",
   "jurisdiction": "Perth Metropolitan Area",
   "state": "WA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/perth/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "fire_safety",
   "rule": "STRA dwellings must have a compliant smoke alarm, with a $5,000 fine per contravention under the Short-Term Rental Accommodation Regulations 2024; whether the state Register itself displays or tracks smoke-alarm compliance status is unconfirmed and no longer asserted.",
   "detail": "A direct fetch of the Short-Term Rental Accommodation Regulations 2024 text on legislation.wa.gov.au confirmed each of the following obligations on the lessor/owner, each carrying a $5,000 fine per contravention: ensure each smoke alarm is in working order; ensure mains-powered alarms remain permanently connected to the mains supply; ensure non-mains alarms have a 10-year sealed battery that cannot be removed; ensure the alarm has not reached its expiry date; and ensure an alarm without an expiry date is not more than 10 years old. This mirrors, and is confirmed as applying to, WA's general residential smoke-alarm regime. However, neither the Regulations text nor the wa.gov.au STRA Register page state that the Register itself records or displays smoke-alarm compliance status for a given premises, that specific claim from the original research could not be corroborated and has been dropped from this record rather than repeated.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.wa.gov.au/legislation/prod/filestore.nsf/FileURL/mrdoc_48397.htm/$FILE/Short-Term%20Rental%20Accommodation%20Regulations%202024%20-%20[00-d0-00].html?OpenElement",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "perth",
   "jurisdiction": "Perth Metropolitan Area",
   "state": "WA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/perth/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "penalties",
   "rule": "Operating or advertising unregistered STRA carries a $20,000 fine per offence (ss9-12, Short-Term Rental Accommodation Act 2024); non-compliant smoke alarms carry a $5,000 fine per contravention (Short-Term Rental Accommodation Regulations 2024), both now confirmed against primary legislation text.",
   "detail": "A direct fetch of the legislation.wa.gov.au filestore HTML mirror of the Short-Term Rental Accommodation Act 2024 (using the direct mrdoc filestore URL rather than the statutes.nsf RedirectURL query pages that blocked prior fetch attempts) returned readable section text: s9, an accommodation provider commits an offence, penalty $20,000, if it enters or seeks to enter an arrangement to provide STRA in premises not registered under the Act; s10, an accommodation provider commits an offence, penalty $20,000, if a prohibited advertisement is published by the provider or their agent; s11, an advertising-publication owner commits an offence, penalty $20,000, if a prohibited advertisement appears in the publication; s12, a booking-platform provider commits an offence, penalty $20,000, if a prohibited advertisement appears on the platform. A parallel fetch of the Short-Term Rental Accommodation Regulations 2024 text confirmed $5,000 fines per contravention for each of the smoke-alarm compliance obligations (see fire_safety rule). Both figures are now primary-sourced, resolving the prior unresolved_flag.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://legislation.wa.gov.au/legislation/prod/filestore.nsf/FileURL/mrdoc_47005.htm/$FILE/Short-Term%20Rental%20Accommodation%20Act%202024%20-%20%5B00-00-00%5D.html?OpenElement",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "perth",
   "jurisdiction": "Perth Metropolitan Area",
   "state": "WA",
   "type": "metro",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/perth/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "zoning",
   "rule": "Perth-metro planning schemes have treated unhosted STRA beyond 90 nights as needing development approval since September 2024, not since 2026.",
   "detail": "The Planning and Development (Local Planning Schemes) Amendment (Short-Term Rental Accommodation) Regulations 2024 insert STRA-specific provisions into the deemed provisions that apply automatically to every WA local planning scheme, including the 30 Perth-metro councils, so that unhosted STRA beyond the 90-night threshold is a use requiring planning consent (zoning tables and approval pathway still vary by council within that state framework). The City of Perth is one of the 30. CORRECTED 25/07/2026: this page previously dated the change to 1 January 2026. That is wrong. The regulations are SL 2024/194, published on the WA legislation website on 18 September 2024, with the substantive regulations commencing the day after publication, so the planning trigger has applied since September 2024. The 1 January 2026 date belongs to the register, not the scheme: from that date a property must demonstrate development approval compliance to remain registered, and unhosted metro STRA over 90 nights had to have lodged a development application. Hosts who assumed nothing applied before 2026 were exposed for over a year.",
   "exceptions": "Hosted STRA is not brought within this planning-approval framework.",
   "applies_to": "unhosted",
   "effective_from": "2024-09-19",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.legislation.wa.gov.au/legislation/statutes.nsf/law_s54499.html",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "registration",
   "rule": "Shire planning approval is required in addition to, not instead of, the mandatory WA state STRA Register.",
   "detail": "Alongside any Shire planning approval, all short-term accommodation in the Shire (hosted and unhosted) must separately register on the state's Short-Term Rental Accommodation Register from 1 January 2025, with registrations valid for 1 year and renewable every 12 months (state fees apply), confirmed verbatim in the Shire's PS17 information sheet, including the exact 1 January 2025 date. This is the state-level requirement layered on top of, not replacing, the Shire's own local planning approval and rates processes documented above.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/getmedia/675833a7-53f7-4300-af32-ac8ac3b80e53/PS17-Holiday-Houses-including-renewals-information-sheet_1.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Unhosted Holiday Houses need Shire development approval, confined to coastal settlements or specific inland precincts.",
   "detail": "Under Local Planning Policy 7 (LPP7, HH1) and Clause 5.26 of Local Planning Scheme No.1, an Unhosted STRA (\"Holiday House\") must be located in a defined \"Coastal Settlement\" (Gracetown, Prevelly, Gnarabup, Augusta townsites, Molloy Island, plus land zoned Leeuwin Naturaliste Ridge Landscape Amenity/Conservation or Southern Ocean Foreshore Protection), OR within the mapped \"permitted area\" of the Margaret River town centre (Policy Plan 1), OR within 50m of a Village Centre zone in other inland settlements, OR on a property of at least 1ha outside those permitted areas. Grouped-dwelling Holiday Houses are only permitted at density R30/40 or lower (HH2), and the 24-hour manager contact details must be visible from the nearest street frontage (HH3). Single-bedroom dwellings and ancillary dwellings cannot be used for unhosted STRA (SB1, AD1). Hosted STRA (owner resides on site) no longer requires this planning approval, following the state's 2024 STRA reforms, confirmed by LPP7's Bed & Breakfast clauses (which required the owner/occupier to reside on site) being marked superseded by the Planning and Development (Local Planning Schemes) Amendment (Short-Term Rental Accommodation Regulations) 2024.",
   "exceptions": "Hosted STRA (owner on-site) exempt from Shire planning approval since 2024 state reforms; using your own dwelling for unpaid stays by family/friends never needs approval.",
   "applies_to": "unhosted",
   "effective_from": "2018-09-12",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/getmedia/05d28faf-6bcc-4789-a100-6cec71813304/Short-Stay-Accommodation-Local-Planning-Policy.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "planning_approval",
   "rule": "Holiday House planning approvals are initially 1 year, extendable to 3 years then 5-year renewals if complaint-free.",
   "detail": "Per LPP7 section 6 (\"Planning Mechanisms\"), development approval for a Holiday House is initially granted for a 1-year period unless the Shire determines otherwise. Where complaints or verified amenity/non-compliance issues exist, renewal is unlikely to be granted. Where the Shire is satisfied the use has been appropriately managed, a renewal of up to 3 years may be granted, followed by 5-year approval periods for subsequent renewals. LPP7 also confirms renewal applications under earlier policy versions are still considered even if the current locational criteria (HH1-3) can't be met. The Shire's separate application checklist confirms renewal applicants may request Council consider a 3- or 5-year term in their covering letter.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2018-09-12",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/getmedia/05d28faf-6bcc-4789-a100-6cec71813304/Short-Stay-Accommodation-Local-Planning-Policy.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "fire_safety",
   "rule": "New and some renewal applications must include a Bushfire Emergency Evacuation Plan; LPP7's own BAL/bushfire clauses are now superseded by the 2024 state amendment.",
   "detail": "The Shire's October 2024 Holiday House application checklist requires a Bushfire Emergency Evacuation Plan for all new applications (renewals only if the plan format is outdated or needs updating), confirmed verbatim in the checklist PDF. LPP7's own bushfire clauses (GF1-GF3), which required a Bushfire Attack Level assessment/Bushfire Management Plan for sites in Bushfire Prone Areas, referral to DFES, and stated BAL-40/Flame Zone (FZ) rated sites were unlikely to be approved, are marked in the current LPP7 document itself as \"Superseded by the Planning and Development (Local Planning Schemes) Amendment (Short-Term Rental Accommodation Regulations) 2024\", meaning bushfire assessment for STRA is now primarily governed by that 2024 state amendment rather than the Shire's own BAL-40/FZ refusal threshold.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2024-10-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/getmedia/b0d72fd7-9f6d-4b6c-88b2-b2d9ded2bf60/Application-for-Holiday-Houses_Bed-and-Breakfast_Guesthouses-AND-Renewals.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "code_of_conduct",
   "rule": "Off-site managers must be within a 35-minute drive, house rules are mandatory, and amplified outdoor music is restricted to 10am-10pm.",
   "detail": "LPP7 requires every Holiday House proposal to include a management plan and a set of House Rules (GM1); where management is off-site, a manager or contactable employee must permanently reside no more than a 35-minute drive from the site, confirmed verbatim, and independently corroborated by the Shire's application checklist, which requires contact details/location of a manager residing within a 35-minute drive. The 24-hour contact details of the manager must be displayed on the property, visible from the nearest street frontage (HH3; confirmed by a photo of the sign at renewal per the checklist). Amplified music may only be played outdoors between 10am and 10pm (GM2), confirmed verbatim. Single-bedroom dwellings and ancillary dwellings may not be used for unhosted STRA (SB1, AD1), confirmed verbatim.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2018-09-12",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/getmedia/05d28faf-6bcc-4789-a100-6cec71813304/Short-Stay-Accommodation-Local-Planning-Policy.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "rates_category",
   "rule": "Approved unhosted Holiday Houses are moved from Residential into the Commercial, Industrial and Tourism differential rate category.",
   "detail": "The Shire's application checklist warns that changing a dwelling to Holiday House (Unhosted Accommodation) use \"will increase your rates as the property will be rated for commercial purposes\", confirmed verbatim. The 2026-27 Commercial, Industrial and Tourism differential rate (which covers hotels, motels, holiday parks and unhosted holiday homes) is $0.128959 in the dollar of Gross Rental Value with a minimum payment of $1,853, both figures confirmed directly against the Shire's live rates FAQ page. Prior to the state's 2024 STRA reforms, hosted STRA also required planning approval and was rated Tourism; once hosted STRA lost the approval trigger it reverted to Residential rating. The Shire's rates FAQ confirms a live proposal (for the 2026-27 rating year) to bring hosted STRA properties into the Commercial, Industrial and Tourism category, using the state STRA Register to identify eligible properties, on the rationale that hosted STRA \"create[s] additional demand on local infrastructure and services\", the FAQ page frames this explicitly as a proposal under consideration, not yet confirmed adopted, so it should be re-checked before being treated as settled.",
   "exceptions": "Hosted STRA currently remains in the Residential rate category unless/until the proposed 2026-27 expansion is adopted.",
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/residents-community/rates/rates-faqs",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Bedroom occupancy is capped at 2 guests per bedroom for unhosted Holiday Houses.",
   "detail": "LPP7 clause GD6 requires each bedroom of an approved Holiday House to accommodate a maximum of two persons (a \"person\" for occupancy purposes is a guest over two years old) at any one time, the effective total guest cap therefore scales with the approved bedroom count rather than being a single fixed shire-wide number. This clause was directly confirmed verbatim in the source PDF. One parking bay per bedroom must also be provided, plus bays for residents/staff (2 bays accepted for grouped dwellings, with guest numbers limited accordingly, GD1). Separately, the Shire's public STRA webpage is reported to state unhosted STRA can accommodate 'up to 12 guests per night maximum' as a general figure, this could not be corroborated as a standalone shire rule distinct from the per-bedroom formula (that specific webpage was not fetched during this verification pass) and remains flagged as medium confidence / unresolved.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2018-09-12",
   "confidence": "medium",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/getmedia/05d28faf-6bcc-4789-a100-6cec71813304/Short-Stay-Accommodation-Local-Planning-Policy.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "augusta-margaret-river",
   "jurisdiction": "Shire of Augusta-Margaret River",
   "state": "WA",
   "type": "council",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/augusta-margaret-river/",
   "cap_kind": "none",
   "cap_nights": "",
   "cap_window": "",
   "topic": "other",
   "rule": "Wastewater and water supply capacity must be demonstrated for guest numbers on non-reticulated properties.",
   "detail": "Where a Holiday House property is not on reticulated (deep) sewer, the applicant must demonstrate the existing on-site wastewater management system can cope with the proposed number of guests, confirmed verbatim in the PS17 information sheet, which flags this as particularly relevant in Prevelly and Gracetown where wastewater is managed on-site. Applicants must also demonstrate safe drinking water availability where the property is not connected to reticulated water; LPP7 (GD2) separately specifies a minimum 120,000-litre rainwater tank with firefighting provision as an alternative to reticulated supply.",
   "exceptions": null,
   "applies_to": "unhosted",
   "effective_from": "2024-10-01",
   "confidence": "high",
   "source_type": "council",
   "source_url": "https://www.amrshire.wa.gov.au/getmedia/675833a7-53f7-4300-af32-ac8ac3b80e53/PS17-Holiday-Houses-including-renewals-information-sheet_1.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "registration",
   "rule": "All STRA premises, hosted or unhosted, must be on the state STRA Register.",
   "detail": "Under the Short-Term Rental Accommodation Act 2024, every accommodation provider must register residential premises used as STRA (defined in s.4(1) of the Act as an arrangement providing occupation to the same person(s) for no more than a total of 3 months in a 12-month period) before offering or advertising them. The Register opened for voluntary sign-up on 1 July 2024 (free for Jul-Sep 2024) and registration became mandatory from 1 January 2025. Excludes hotels/motels, serviced apartments, caravan parks and purpose-built tourist developments. Applications must disclose whether the property is in a strata/community titles scheme and whether scheme by-laws prohibit STRA use. A public search tool lets anyone check if an address is registered (without revealing owner details).",
   "exceptions": "Hotels, motels, serviced apartments, caravan/tourist parks and other purpose-built tourism accommodation are excluded from the definition of STRA and do not need to register.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.consumerprotection.wa.gov.au/managing-short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "registration",
   "rule": "Initial registration fee $250, annual renewal $100.",
   "detail": "The STRA Register (run by the Department of Local Government, Industry Regulation and Safety / Consumer Protection) charges a $250 initial registration fee per premises and a $100 annual renewal fee. Individual owners and businesses/property managers set up a WA 'My Account' (Individual or Business user) to register and manage listings online.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.wa.gov.au/organisation/department-of-local-government-industry-regulation-and-safety/registration-and-fees",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "planning_approval",
   "rule": "Unhosted STRA in the 30 Perth-metro councils needs development approval beyond 90 nights/year.",
   "detail": "Under the Planning and Development (Local Planning Schemes) Amendment (Short-Term Rental Accommodation) Regulations 2024, an unhosted STRA property within the 30 named Perth metropolitan local government areas (confirmed list: Armadale, Bayswater, Belmont, Bassendean, Cambridge, Canning, Claremont, Cockburn, Cottesloe, East Fremantle, Fremantle, Gosnells, Joondalup, Kalamunda, Kwinana, Melville, Mosman Park, Mundaring, Nedlands, Peppermint Grove, Perth, Rockingham, Serpentine-Jarrahdale, South Perth, Stirling, Subiaco, Swan, Wanneroo, Victoria Park, Vincent) is exempt from needing development/planning approval only where it is let for 90 nights or fewer (non-consecutive) in a 12-month period. Beyond 90 nights, development approval from the local council is required before continuing to operate. Registration on the STRA Register remains mandatory regardless of the night count. The source page confirms the 90-night figure and council list verbatim but does not itself state a literal '1 January 2026' commencement sentence, the 1 Jan 2026 date is inferred from the page's own 'now in effect' wording combined with its 5 January 2026 last-updated stamp, so it should be treated as strongly corroborated rather than verbatim-confirmed. TIMING, corrected 25/07/2026: the requirement itself is not new for 2026. It was created by the Planning and Development (Local Planning Schemes) Amendment (Short-Term Rental Accommodation) Regulations 2024, SL 2024/194, published on the WA legislation website on 18 September 2024 and commencing the day after publication, so the 90-night trigger has applied since September 2024. What changed on 1 January 2026 is enforcement through the register: the WA Government's own announcement states that 'From 1 January 2026, STRA properties will be required to demonstrate they meet development approval requirements in order to remain registered', and a media statement of 24 August 2025 warned that metropolitan unhosted STRA operating more than 90 nights a year had to have lodged a development application by that date or the property could no longer operate. That deadline has now passed.",
   "exceptions": "Hosted STRA is exempt from this trigger regardless of nights let. Councils outside the defined Perth metro area are not bound by the 90-night figure.",
   "applies_to": "unhosted",
   "effective_from": "2024-09-19",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.wa.gov.au/planning-reform/short-term-rental-accommodation-planning-reforms",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "planning_approval",
   "rule": "Regional/outside-Perth-metro councils set their own unhosted STRA approval thresholds.",
   "detail": "Local governments outside the 30 defined Perth-metro councils (including Peel and South West regional areas) are not bound by the 90-night state threshold and retain discretion to set their own local planning scheme requirements/thresholds for unhosted STRA approval based on local housing and tourism conditions. Operators must check with their specific council for the applicable local trigger.",
   "exceptions": "Varies by council; no single statewide figure applies outside Perth metro.",
   "applies_to": "unhosted",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.planning.wa.gov.au/planning-reform/short-term-rental-accommodation-planning-reforms",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "hosted_vs_unhosted",
   "rule": "Hosted STRA (owner on-site) is exempt from planning approval statewide; unhosted is not.",
   "detail": "'Hosted' STRA, where the owner/operator resides on the property during the guest's stay, is exempt from development approval requirements across all of WA (but must still be registered). 'Unhosted' STRA, where guests have exclusive use of the whole dwelling, is subject to night-cap-based planning triggers that differ between the Perth metropolitan area and regional/other council areas.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2024-01-01",
   "confidence": "high",
   "source_type": "state_gov",
   "source_url": "https://www.planning.wa.gov.au/planning-reform/short-term-rental-accommodation-planning-reforms",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "levy_tax",
   "rule": "WA has no state-wide short-stay levy or STRA-specific tax as of July 2026.",
   "detail": "Unlike VIC (7.5% short-stay levy) and ACT (5% levy), Western Australia has not legislated a state short-term rental levy or STRA-specific tax. A direct check of the WA STRA Register overview page found no mention of any levy or tax. No primary-source evidence of a planned WA state STR levy was found during this research; the regulatory focus in WA is registration and planning controls, not a levy. This remains an absence-of-evidence conclusion rather than a sourced 'confirmed no levy' statement from WA Treasury, re-check periodically given other states are moving in this direction.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.wa.gov.au/organisation/department-of-local-government-industry-regulation-and-safety/short-term-rental-accommodation-register",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "fire_safety",
   "rule": "STRA properties must have compliant mains-powered smoke alarms under WA's general rental smoke-alarm rules.",
   "detail": "WA's rental smoke alarm requirements (administered by Consumer Protection under the Building Regulations 2012 / Health Act smoke alarm provisions) apply to any home rented or hired out, explicitly including homes made available for short-term rental accommodation. Alarms must be compliant with building laws, less than 10 years old, in working order and permanently connected to mains power. Non-compliance can draw a $1,000 infringement notice, with owners/landlords offering non-compliant dwellings for hire facing fines up to $5,000. This is WA's general rental-housing smoke alarm regime rather than an STRA-specific fire code.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "medium",
   "source_type": "state_gov",
   "source_url": "https://www.consumerprotection.wa.gov.au/rental-home-safety",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "insurance_required",
   "rule": "No WA state-mandated STRA-specific insurance requirement was confirmed from primary sources.",
   "detail": "No provision of the STRA Act 2024, its Regulations, or wa.gov.au/consumerprotection.wa.gov.au guidance sighted during this research imposes a specific mandatory insurance product or minimum coverage level on STRA operators (contrast with some US state STR regimes). A direct check of the WA STRA Register overview page found no mention of an insurance requirement. This is recorded as unconfirmed absence rather than a verified 'no requirement', the full Regulations PDF was partially reviewed (suspension/cancellation and disclosure clauses located) but an exhaustive clause-by-clause read for an insurance mandate was not completed.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "state_gov",
   "source_url": "https://www.consumerprotection.wa.gov.au/managing-short-term-rental-accommodation",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "strata_oc",
   "rule": "Strata/community-titles by-laws that prohibit STRA override registration and can trigger cancellation.",
   "detail": "Under the Short-Term Rental Accommodation Regulations 2024 (reg. 7, 'Suspension or cancellation of registration', and reg. 12, 'Disclosure of information: community titles schemes and strata titles schemes', both confirmed present in the official Regulations PDF), if a property is a lot within a strata scheme (Strata Titles Act 1985) or community titles scheme (Community Titles Act 2018) whose applicable by-laws prohibit use of the lot as STRA, the Commissioner may cancel or suspend that property's STRA registration on that ground. Registration applications must disclose whether the premises are in a strata/community scheme and whether the scheme by-laws prohibit STRA use. A state registration does not override a strata scheme's own by-law ban.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.legislation.wa.gov.au/legislation/statutes.nsf/RedirectURL?OpenAgent=&query=mrdoc_47312.pdf",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "code_of_conduct",
   "rule": "The Act enables (but has not yet activated) a mandatory STRA code of conduct via regulation.",
   "detail": "Section 49 of the STRA Act 2024 empowers the making of regulations to establish a code of conduct for STRA participants, with registration suspension/cancellation as an enforcement mechanism for breaches. As of this record no specific STRA code of conduct instrument (distinct from NSW's code) was confirmed as in force under this regulation-making power; treat as a reserved power pending further regulation.",
   "exceptions": null,
   "applies_to": "both",
   "effective_from": "",
   "confidence": "low",
   "source_type": "legislation",
   "source_url": "https://www.legislation.wa.gov.au/legislation/prod/filestore.nsf/FileURL/mrdoc_47005.htm/$FILE/Short-Term%20Rental%20Accommodation%20Act%202024%20-%20%5B00-00-00%5D.html?OpenElement",
   "last_verified": "2026-07-24"
  },
  {
   "jurisdiction_id": "wa",
   "jurisdiction": "Western Australia",
   "state": "WA",
   "type": "state",
   "status": "restricted",
   "url": "https://shortstayrules.com/australia/wa/",
   "cap_kind": "approval_threshold",
   "cap_nights": 90,
   "cap_window": "rolling_12m_from_registration",
   "topic": "penalties",
   "rule": "Operating or advertising an unregistered STRA property attracts fines up to $20,000 per offence.",
   "detail": "The STRA Act 2024 creates multiple $20,000 offences, confirmed verbatim against the Act text: an accommodation provider entering/seeking to enter an STRA arrangement for unregistered premises (s.9, 'a fine of $20 000'); publishing a 'prohibited advertisement' by a provider or agent (s.10), in a publication (s.11), on a booking platform (s.12), or failing to remove one (ss.13-14), each 'a fine of $20 000'; making false claims about registration (s.16, 'a fine of $20 000'); and providing false or misleading information to the Commissioner (s.40, 'a fine of $20 000'). Failing to notify the Commissioner of required events carries a $5,000 fine (s.28, confirmed verbatim); unauthorised disclosure of register information carries a $25,000 fine (s.39, confirmed verbatim). From 1 January 2026, booking platforms (e.g. Airbnb, Stayz) must verify WA listings appear on the Register and are prohibited from publishing/allowing bookings for unregistered properties, with the same $20,000 penalty regime applying to platforms and their agents. It is a defence if the accused shows the prohibited ad was removed as soon as practicable after becoming aware of the breach.",
   "exceptions": "Defence available where the prohibited advertisement was removed as soon as practicable after the provider/platform became aware of the issue.",
   "applies_to": "both",
   "effective_from": "2025-01-01",
   "confidence": "high",
   "source_type": "legislation",
   "source_url": "https://www.legislation.wa.gov.au/legislation/prod/filestore.nsf/FileURL/mrdoc_47005.htm/$FILE/Short-Term%20Rental%20Accommodation%20Act%202024%20-%20%5B00-00-00%5D.html?OpenElement",
   "last_verified": "2026-07-24"
  }
 ]
}