NSW Short-Term Rental Rules Explained: A 2026 Guide for Hosts

If you're letting a property on Airbnb, Stayz or Booking.com anywhere in NSW, you're operating under the state's Short-Term Rental Accommodation (STRA) framework, whether you've realised it or not. Here's what every host actually needs to know, with specific notes for hosts in Sydney and the Shoalhaven.

The basics: registration is mandatory statewide

Every STRA property in NSW, from a Sydney apartment to a Shoalhaven holiday house, must be registered on the NSW STRA Register via the NSW Planning Portal before it's advertised. Registration costs $65 initially, with a $25 annual renewal. At registration, you must confirm the property meets STRA fire safety standards, and you're bound by the mandatory Code of Conduct, which sets obligations for hosts, guests, platforms and letting agents. Breaching it can result in a five-year ban via the Exclusion Register.

Hosted vs non-hosted STRA

• Hosted STRA: the host lives on-site during the guest's stay, such as renting a spare room. No day cap applies anywhere in NSW.
• Non-hosted STRA: the whole property is let out with no host present, which is how most Airbnb and holiday rental listings operate. Day caps can apply depending on location.

Day caps: where they apply, and where they don't

This is the detail that trips up a lot of hosts. The 180-day annual cap for non-hosted STRA only applies in Greater Sydney and a small number of other named areas (Byron Shire has its own 60-day cap outside two mapped precincts). Stays of 21 or more consecutive nights don't count toward the cap. Outside these designated areas, including the Shoalhaven, there is no state-imposed night cap at all.

Sydney hosts

If your property is in Greater Sydney and non-hosted, plan around the 180-day cap, counted over a 12-month period from your registration date, not the calendar year. A booking that's a single stay of 21+ nights doesn't eat into that limit, which is worth factoring into how you price and market longer stays.

Shoalhaven hosts

Shoalhaven Council's own STRA guidance confirms there is no local or state night cap for Shoalhaven properties, hosted or non-hosted. Registration, fire safety and the Code of Conduct still apply the same as anywhere else in NSW. Note that separate council planning provisions can still touch on amenity and development consent in some circumstances, so it's worth checking current requirements directly with Shoalhaven Council if you're planning a new short-term rental.

What stays the same everywhere

• A single booking can't exceed 3 months without becoming a residential tenancy
• Strata by-laws can still restrict or ban short-term letting in a unit, regardless of the state framework
• Fire safety and the Code of Conduct apply to every registered property, no matter the cap

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

NSW STRA FAQs

Do I need to register if I only host occasionally?

Yes. Registration applies to any property used commercially for short-term stays, regardless of how often it's listed.

Does the 180-day cap apply in the Shoalhaven?

No. Shoalhaven falls outside Greater Sydney and the other named cap areas, so there is no state night cap for Shoalhaven STRA properties.

What happens if I don't register?

Operating an unregistered STRA property can result in significant penalties, and major platforms are integrated with the register so unregistered listings can be identified.

Managing a short-stay property in Sydney or the Shoalhaven? See our Airbnb and holiday rental cleaning or get in touch.