What Every Owner & Guest Needs to Know
Introduction
So, you're thinking about renting out part of your house? Maybe you've got a weekender that sits empty most of the year, or Nan’s old room is gathering dust, and you figure, why not make some extra cash?
Well… before you start snapping photos for Airbnb, you’re going to want to read this. Short-term rental accommodation (STRA) in Western Australia is heavily regulated, and there are some big rules that could land you in hot water if you’re not aware of them.
For starters, you can’t just rent out your property indefinitely—the WA government has strict limits on how many nights you can offer it before it becomes a legal minefield. You’ll also need to register your property before January 1, 2025, with the official WA Short-Term Rental Accommodation Register to stay compliant.
Short-term rentals have become a popular money-spinner, but there’s a lot more to it than just handing over the keys. From insurance nightmares to development approvals, guest limitations, tax implications, and even government incentives to transition to long-term rentals, this guide will separate fact from fiction and help you understand what’s really involved before you dive in.
Fact vs. Fiction: Understanding STRA in WA
Fiction: “I can rent out my house for as many nights as I want without restrictions.”
Fact: The WA government limits unhosted STRA properties (where the owner doesn’t live on-site) to 90 nights per year in the Perth metro area unless development approval is obtained.
Hosted STRA (where the owner lives on-site) is exempt from this restriction and does not require development approval.
In regional and rural areas, local governments have the discretion to determine STRA planning approval requirements based on local conditions and needs.
Fiction: “A guest can stay as long as they keep leaving and coming back.”
Fact: No individual guest can stay for more than 90 days total in any 12-month period, regardless of whether they leave and return.
If a stay exceeds 90 days, it’s no longer considered STRA—it becomes a residential lease, requiring a tenancy agreement under the Residential Tenancies Act 1987 (WA).
Booking Platforms: Airbnb, Stayz & STRA Compliance
Fiction: “I can list my property on Airbnb or Stayz without worrying about STRA rules.”
Fact: From January 1, 2025, platforms like Airbnb and Stayz must verify that all WA listings comply with the STRA Register.
- Airbnb & Stayz must confirm hosts are registered. If your property isn’t in the WA STRA Register, you won’t be able to list it on these platforms.
- STRA registration numbers must be displayed on listings. Airbnb already allows hosts to add their STRA registration in their listing settings. Stayz is expected to follow suit.
- Platforms must report booking data to the WA Government. Airbnb has confirmed it will share host activity data daily with the government for compliance monitoring.
Short-Term (STRA) Compliance info
These new rules mean it’s no longer just the host’s responsibility—Airbnb, Stayz, and other booking platforms will actively remove non-compliant listings to avoid penalties.
STRA Register API: How Platforms & The Government Verify Listings
To enforce these new regulations, the WA Government has developed an API for the Short-Term Rental Accommodation Register.
What does the STRA Register API do?
- ✅ Verify STRA registrations automatically. Platforms can check if a property’s registration is valid before allowing it to be listed.
- ✅ Prevent non-compliant listings. Properties without a valid registration number will be blocked from advertising on STRA platforms.
- ✅ Share booking data with the WA Government. Airbnb, Stayz, and similar sites must report guest stays and host activity daily to ensure STRA rules are followed.
Legal Protections: What Owners & Guests Need to Know
For Owners (Landlords/Hosts):
- ✅ Insurance – STRA isn’t covered by standard home insurance; special STRA insurance is required.
- ✅ Development Approval – Only unhosted STRA exceeding 90 nights in Perth requires development approval.
- ✅ Metro vs. Regional Compliance – Metro areas (e.g., Perth) follow strict state rules, while regional and rural areas (e.g., Busselton, Toodyay) have local council variations.
- ✅ Liability Protection – STRA platforms often limit liability, so owners need extra protection for damage, injuries, or disputes.
For Guests (Tenants/Renters):
- ✅ Consumer Rights – STRA guests have fewer rights than long-term tenants under the Residential Tenancies Act.
- ✅ Refund & Cancellation Policies – These are set by the platform or owner, not by government laws.
- ✅ Damage Liability – Guests may be held liable for damages beyond normal wear and tear.
- ✅ Eviction Risks – Guests can be evicted without notice since STRA doesn’t follow standard tenant protections.
The Costs: What Owners Should Consider
- 💰 Registration & Approval Fees – Required by local councils.
- 💰 Higher Insurance Premiums – STRA-specific insurance is more expensive.
- 💰 Cleaning & Maintenance – Frequent guest turnover means higher upkeep costs.
- 💰 Tax Implications – STRA income must be declared for tax purposes.
- 💰 Potential Strata Bans – If the property is in a strata complex, bylaws may prohibit STRA altogether.
- 💰 Loss of Government Incentives – STRA owners opting for short-term rentals over long-term leasing may miss out on financial assistance.
Key Takeaways for Owners & Guests
- ✅ Hosts must register their STRA property before January 1, 2025.
- ✅ A guest cannot stay in the same STRA property for more than 90 days per year.
- ✅ Unhosted STRAs in Perth metro are capped at 90 nights per year unless development approval is granted.
- ✅ Hosted STRAs do not have a night limit and do not require development approval.
- ✅ Regional and rural STRA regulations differ, so property owners must check with their local council.
- ✅ $10,000 incentive available for owners converting STRA properties to long-term rentals for at least 12 months.
Final Thought:
With STRA regulations tightening and **government incentives now available for long-term leasing**, owners and guests alike must understand the rules to avoid fines, legal trouble, or unexpected costs. Staying informed and compliant is the key to making the most of WA’s short-term rental market.
Footnote: For full legal details on short-term rental accommodation regulations in Western Australia, refer to the Short-Term Rental Accommodation Act 2024 (WA Government Legislation).