Hosted vs Non-Hosted Airbnb: What's the Difference and Why It Matters

"Hosted" and "non-hosted" are the two categories every NSW short-term rental falls into, and which one applies to your property changes what rules you need to follow, particularly around day caps.

What's the difference?

• Hosted STRA: you, the host, are present on the property during the guest's stay. The classic example is renting out a spare room while you live there.
• Non-hosted STRA: the whole property is let out with no host present. This covers most standard Airbnb and holiday rental listings, where guests have the entire place to themselves.

Both categories need to be registered on the NSW STRA Register, meet fire safety standards and follow the Code of Conduct. Where they differ is day caps.

Why the distinction matters more in Sydney

In Greater Sydney, non-hosted STRA is capped at 180 days per 12-month registration period. Hosted STRA has no cap at all, anywhere in NSW. For a Sydney host deciding how to structure a listing, this is a meaningful choice: a non-hosted whole-property listing caps out at roughly half the year, while a hosted arrangement, even just renting a room while living there, has no day limit.

Why it matters less in the Shoalhaven

Since the Shoalhaven has no state or council night cap for STRA at all, the hosted vs non-hosted distinction doesn't carry the same weight for day-count purposes. Both categories can operate 365 days a year there. The distinction still matters for registration details and the Code of Conduct, which applies slightly differently depending on whether a host is present, but it isn't the deciding factor in occupancy planning the way it is in Sydney.

Practical takeaways

• Sydney, whole-property listings: plan around the 180-day cap, and consider that 21+ night bookings don't count toward it.
• Sydney, room-only or host-present listings: no day cap applies, since this is hosted STRA.
• Shoalhaven, either category: no state day cap applies, so the choice comes down to what suits the property and guest experience, not day-count planning.

This is general information, not legal advice. For your specific property, check the NSW Planning STRA page or your local council.

Hosted vs non-hosted FAQs

Can a property switch between hosted and non-hosted?

Yes, depending on how it's actually used for each stay, though your registration and day-count obligations follow the classification that applies to that period.

Does hosted STRA need less compliance?

No. Registration, fire safety and the Code of Conduct apply to both categories. The main practical difference is the day cap.

Which category are most Airbnb listings?

Most whole-property Airbnb and holiday rental listings, where guests have the entire place to themselves, fall under non-hosted STRA.

Whichever category your property falls under, turnovers still need to happen properly. See our Airbnb and holiday rental cleaning.