Is Airbnb legal in Sydney?

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Yes — provided you follow NSW’s STRA rules. NSW distinguishes:

• Hosted STRA (you live on-site): permitted 365 days statewide.
• Non-hosted STRA (entire home): allowed, but in Greater Sydney it’s restricted to 180 days (details below).

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Register your STRA — and show your ID

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• Register before advertising or taking bookings. Use the NSW Planning Portal; you’ll receive a STRA Property ID. Fees: $65 initial (12 months) + $25 annual renewal. Renew from 45 days before expiry; if you miss renewal the listing is blocked for 3 months, then automatically de-registered.
• Display your STRA ID on every online listing (Airbnb, Booking.com, your site). This is explicitly required.‍
• Bookings data: integrated platforms share booking information with the Register. If you self-manage/direct-book, you must enter booking details yourself.

The 180-day rule in Greater Sydney (and the 21-day exception)

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• Where it applies: Greater Sydney region (Eastern Harbour City, Central River City, Western Parkland City). Non-hosted STRA is limited to 180 days in any 12-month registration period; hosted STRA has no day limit.
• Exception: Bookings of 21+ consecutive days do not count toward the 180 days — useful for corporate/medium-term stays.
• Outside Greater Sydney: non-hosted STRA is generally 365 days, except nominated areas such as Ballina, certain land in Clarence Valley and Muswellbrook, and Byron Shire which moved to a 60-day non-hosted limit (outside two mapped 365-day precincts) from 23 Sep 2024.

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Fire safety: what NSW requires for STRA

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NSW’s STRA Fire Safety Standard is mandatory — you attest to compliance during registration. Key requirements include:

• Smoke alarms: on/near the ceiling in every corridor/hallway to bedrooms and on each other storey; AS 3786 compliant; interconnected if more than one; powered by mains or sealed 10-year battery.
• Heat alarm (Class 1a with private garage): if you have an attached private garage, install a Class A1 or A2 heat alarm and interlink it to the smoke alarms. Post a note stating the heat alarm is installed and interlinked.
• Apartments (Class 2 / Class 4): 2.5 kg ABE fire extinguisher and fire blanket in the kitchen (positioned to AS 2444).
• Evacuation diagrams: A4, dated, mounted 1200–1600 mm high; place one at the dwelling entrance and one inside each bedroom; show exits, path of travel (green), extinguisher/blanket (red), assembly area, 000, and advise guests to download the Emergency+ app.

Strata by-laws: can my building ban short-stays?

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Often, yes. Under s137A of the Strata Schemes Management Act 2015, an owners corporation can, by special resolution, make a by-law prohibiting non-hosted STRA where the lot is not the host’s principal place of residence. A by-law cannot prohibit hosted STRA in your PPR. Check your by-laws before listing.

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Code of Conduct & Exclusion Register

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All participants (hosts/guests/platforms/agents) must follow the mandatory Code of Conduct — noise, anti-social behaviour, 24/7 contactable host, complaints handling and more. Serious or repeated breaches can result in suspension or inclusion on the STRA Exclusion Register (bans).

How to stay compliant (step-by-step)

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1. Check strata/lease permissions — confirm your building doesn’t ban non-hosted STRA for non-PPR lots. Hosted STRA in your PPR is protected.
2. Register your dwelling — via the NSW Planning Portal; pay $65; confirm Fire Safety compliance. Renew annually ($25) — reminders at 45/30/7 days; miss renewal and your listing is blocked for 3 months then de-registered.
3. Display your STRA ID — add it to every online listing (Airbnb/Booking/your site).
4. Plan your nights — in Greater Sydney, non-hosted = 180 days per 12-month registration period; 21+ day bookings don’t count. Hosted = 365 days.
5. Meet fire-safety — install interconnected smoke alarms, heat alarm (where required), extinguisher + blanket for apartments, and A4 evacuation diagrams at the entrance and inside each bedroom. Keep maintenance records.
6. Manage bookings data — platform bookings flow to the Register; direct/self-managed bookings must be recorded by you.
7. Operate to the Code — provide a 24/7 contact, manage noise/waste, and respond to complaints.
8. Need help? Our local team handles setup, compliance and guest ops: Airbnb Management in Sydney. Keep the live Airbnb rules — Sydney page bookmarked.

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FAQs

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1) Is there a 90-night cap like London?
No. In Greater Sydney, non-hosted STRA is limited to 180 days per 12-month registration period; hosted STRA can operate 365 days.

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2) Do 21+ day bookings count toward the 180 days?
No — bookings of 21 or more consecutive days don’t count toward the day limit.

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3) Do I have to put my STRA ID on my Airbnb listing?
Yes — display your STRA Property ID on your online listings.

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4) What fire-safety items are mandatory?
Interconnected smoke alarms in required locations, heat alarm for an attached private garage (Class 1a), 2.5 kg ABE extinguisher + fire blanket for apartments (Class 2/4), and A4 evacuation diagrams at the entrance + inside each bedroom.

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5) Can my strata stop me from short-staying my apartment?
Yes for non-hosted STRA where the lot is not your PPR (by special resolution by-law). Strata cannot ban hosted STRA in your PPR.

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6) Is there a maximum length for a STRA booking?
NSW treats STRA stays of 3 months or less outside the residential tenancies regime; longer stays are likely to be residential tenancies, not STRA.

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Not Advice: This guide highlights key points for short-term letting and is not legal or tax advice. Rules change — always check the relevant authority’s website for your property and seek professional advice if unsure.