Brisbane’s proposed Short-Stay Accommodation Law: what investors need to know before buying

Brisbane remains one of Australia’s most attractive cities for property investors. Strong population growth, major infrastructure investment and lifestyle appeal continue to support long-term demand.

But if you’re considering an investment property that may be used for short-stay accommodation – such as Airbnb or holiday letting – there’s an important regulatory change on the horizon you need to understand.

The proposed Short Stay Accommodation Local Law 2025 introduces a permit-based system for short-term rentals across Brisbane. While the law won’t commence until 1 July 2026 if it goes ahead, it has meaningful implications for how investors assess risk, returns and flexibility before they buy.

Here’s what the proposed law involves, why it’s being introduced, and what it means for Brisbane property investors.

Why Brisbane is proposing a short-stay accommodation law

Brisbane is often described as Australia’s lifestyle capital. Short-stay rentals play an important role in supporting tourism, business travel and visiting families – particularly in inner-city and well-connected suburbs. However, short-term rentals can also create challenges for permanent residents, including:

• Noise and disruption
• Poorly managed guest behaviour
• Uncertainty around accountability when issues arise

In response, Brisbane City Council established a Short Stay Accommodation Taskforce in 2024, which recommended introducing a local law to balance the benefits of short-stay accommodation with the needs of residential communities. The proposed law aims to:

• Protect Brisbane’s lifestyle by holding operators accountable for guest behaviour
• Enable faster responses to complaints, reducing ongoing disruption
  Create consistent, city-wide rules so expectations are clear for owners, neighbours and guests

For investors, this signals a shift toward more regulated – but also more transparent – short-stay operations.

What is the proposed Short Stay Accommodation Local Law 2025?

The proposed law, if formalised, would introduce a permit system for properties rented out for short stays (defined as stays of less than 90 days at a time).

Importantly, the law focuses on how short-stay properties are managed, rather than banning them outright.

If adopted, the local law would commence on 1 July 2026, giving investors time to prepare – but also making it critical to factor these changes into purchase decisions now.

Key features investors need to understand

1. Permit requirement

From 1 July 2026, a permit would be required for any home or apartment used for short-stay accommodation.

Permits would be issued for 12 months
Annual renewal would be required
Operating without a permit could trigger immediate enforcement action

2. Who can hold the permit?

The permit holder may be:

• The property owner
• A tenant (with owner consent)
• A property manager

This provides flexibility, but also places responsibility clearly on one nominated party.

3. Advertising and house rules

Operators would be required to:

• Display the permit number in all advertisements
• Provide clear house rules to guests

This is designed to reduce ambiguity and set expectations upfront.

4. 24/7 Contact Person

A 24/7 contact person must be nominated to respond to complaints.

• Must acknowledge complaints within 60 minutes
• Must report actions taken to Council within 24 hours
• Contact details must be kept up to date

This role can be fulfilled by the operator or a third party (such as a property manager).

5. Insurance Requirements

Operators must hold public liability insurance for the duration of each booking – an additional cost that investors should factor into feasibility assessments.

6. Enforcement and Penalties

Council proposes a graduated enforcement approach:

• Education and warnings
• On-the-spot fines (from 5 penalty units, currently $834)
• Court-imposed penalties of up to 850 penalty units (over $140,000)
• Permit revocation after three breaches

For investors, this reinforces the importance of professional management and compliance.

Do all properties need a permit?

Not all properties will automatically qualify for short-stay accommodation.

Some properties may also require a development approval under Brisbane City Plan 2014 before a permit can be issued.
Short-stay accommodation is likely to be generally more supported in:

• The Brisbane CBD
• Inner-city and higher-density areas
• Locations with strong transport access and tourism infrastructure
• Overlays – such as character, flood or environmental overlays – may affect approval requirements.

Investors should always check City Plan overlays before purchasing.

Why this matters for Brisbane investment property buyers

For investors, the key takeaway isn’t fear – it’s clarity. The proposed law makes several things clearer:

• Short-stay accommodation will remain possible in Brisbane
• Compliance, management quality and location will matter more
• Poorly suited properties will carry higher regulatory risk
• This shifts the focus from “Can I Airbnb this?” to:
  “Does this property suit regulated short-stay use?” “Is the return still strong once compliance costs are included?”
  “Is there flexibility to pivot to long-term rental if needed?”
• Well-located, high-quality properties in supported areas are likely to remain resilient. Marginal properties – especially those reliant on peak-season income only – may carry more risk.

What Brisbane property investors should consider before buying

If short-stay accommodation is part of your strategy, consider:

1. Whether the location supports year-round demand, not just holidays
2. Body corporate rules (for apartments and townhouses)
3. Management capability and response systems
4. Holding costs if short-stay use becomes less viable

Strong investment decisions now require regulatory awareness, not just yield projections