End-to-end Airbnb management including guest communications, cleaning coordination, maintenance, and dynamic pricing optimization.
Access our comprehensive FAQ library covering everything from council approval to tax implications, pricing strategies, and operational best practices.
Deep-dive courses covering listing optimization, operations automation, and revenue management. 3 x 1-hour sessions for $600.
We understand ACT regulations, local market dynamics, seasonal demand patterns, and what works in Canberra suburbs.
Track the metrics that matter: ADR, occupancy, RevPAR, and reviews. We optimize based on real performance data.
Proven systems for linen turnover, cleaning coordination, and maintenance response built on operational excellence.
Short-stay letting is typically treated differently from long-term residential use. Whether you need approval depends on factors like: the type of dwelling, whether it’s your principal place of residence, frequency of letting, and any strata by-laws. Apartment buildings often have rules restricting short stays, noise, pet access, or key handling. Even when approval isn’t required, you’re still responsible for: complying with building/fire safety standards, adhering to body corporate rules, paying applicable rates/levies, and being a good neighbour.
Best practice:
Check your building’s strata by-laws and talk to the manager.
Confirm local planning rules for your suburb/property type.
Make sure smoke alarms, evacuation info, and insurance are fit for short stays.
Keep a complaints and incident log.
Not legal advice—verify with the relevant ACT authority/body corporate before listing.
Start with a base rate using comparable listings (similar suburb, bedrooms, parking, quality). Layer on:
Seasonality: higher for school holidays, summer weekends, Floriade, major conferences; softer in shoulder months.
Events & demand spikes: parliamentary sittings, sports, festivals, graduation periods—use event calendars.
Lead time & stay length: discount gaps (1–2 nights between bookings), nudge longer stays with weekly discounts.
Day-of-week: Fridays/Saturdays carry a premium; Sundays/Mondays softer.
Suburb factors: proximity to Civic/Parliamentary Triangle/ANU/hospitals, parking ease, noise.
Use dynamic pricing rules (min/max guardrails), track ADR, Occupancy, RevPAR, and iterate weekly.
Airbnb income is generally assessable income. Keep records of income and deductible expenses (cleaning, linen, utilities, platform fees, insurance, depreciation, a portion of mortgage interest/rates if eligible). If the property is partly used privately, expenses are typically apportioned.
GST: residential rent is generally input-taxed (no GST charged), but confirm if any services push you into a different treatment and keep an eye on registration thresholds for any GST-applicable activities.
Capital gains & main residence: short-stay use can affect CGT main-residence exemptions—seek advice.
Keep a logbook for days let vs private use, and store invoices for 5+ years.
Not tax advice—confirm with a registered tax agent/ATO.
Prefer platform-managed deposits or a secure pre-authorisation over holding cash.
Process:
Clear house rules and what counts as chargeable damage.
Check-in photos/video; cleaners capture timestamped turnover photos.
Report issues politely within the platform’s time window with evidence (photos, invoices/quotes, message history).
Use a fair wear & tear policy; charge only for beyond-reasonable damage or extra cleaning.
Keep communication professional and on-platform.
Smart locks: best for automation/audit trails; change codes per booking; needs battery/Wi-Fi plan.
Lockboxes: low-tech and reliable; place discreetly; rotate codes; risk of code sharing.
Meet-and-greet: personal touch; great for high-value stays; needs staffing.
Hybrid: smart lock + backup lockbox for failures. Always verify ID within platform rules and avoid handing out building fobs without recording serials/conditions.
Smart locks: best for automation/audit trails; change codes per booking; needs battery/Wi-Fi plan.
Lockboxes: low-tech and reliable; place discreetly; rotate codes; risk of code sharing.
Meet-and-greet: personal touch; great for high-value stays; needs staffing.
Hybrid: smart lock + backup lockbox for failures. Always verify ID within platform rules and avoid handing out building fobs without recording serials/conditions.
Smart locks: best for automation/audit trails; change codes per booking; needs battery/Wi-Fi plan.
Lockboxes: low-tech and reliable; place discreetly; rotate codes; risk of code sharing.
Meet-and-greet: personal touch; great for high-value stays; needs staffing.
Hybrid: smart lock + backup lockbox for failures. Always verify ID within platform rules and avoid handing out building fobs without recording serials/conditions.
Smart locks: best for automation/audit trails; change codes per booking; needs battery/Wi-Fi plan.
Lockboxes: low-tech and reliable; place discreetly; rotate codes; risk of code sharing.
Meet-and-greet: personal touch; great for high-value stays; needs staffing.
Hybrid: smart lock + backup lockbox for failures. Always verify ID within platform rules and avoid handing out building fobs without recording serials/conditions.
Smart locks: best for automation/audit trails; change codes per booking; needs battery/Wi-Fi plan.
Lockboxes: low-tech and reliable; place discreetly; rotate codes; risk of code sharing.
Meet-and-greet: personal touch; great for high-value stays; needs staffing.
Hybrid: smart lock + backup lockbox for failures. Always verify ID within platform rules and avoid handing out building fobs without recording serials/conditions.
Smart locks: best for automation/audit trails; change codes per booking; needs battery/Wi-Fi plan.
Lockboxes: low-tech and reliable; place discreetly; rotate codes; risk of code sharing.
Meet-and-greet: personal touch; great for high-value stays; needs staffing.
Hybrid: smart lock + backup lockbox for failures. Always verify ID within platform rules and avoid handing out building fobs without recording serials/conditions.
Standard home/contents policies often exclude “commercial short-stay” activity. You’ll usually need:
Short-stay/landlord cover that explicitly includes paying guests, malicious damage, and loss of rent.
Public liability (e.g., $10–20M) in case a guest or contractor is injured.
Contents cover for furnishings, appliances, and linen.
Strata building insurance (if applicable) won’t cover your contents or guest claims—confirm boundaries.
Documentation to keep: photos of condition before/after, inventory checklist, receipts, guest communications, and incident reports.
Ask your insurer in writing if short-stay hosting is covered; declare frequency of stays and whether you live on-site.
Your cleaning standard should be hotel-level: visible surfaces, high-touch disinfection, bathrooms/kitchen deep clean, floors, rubbish removal, linen/towel change, spot checks of appliances, and consumables restock (toilet rolls, soap, dish tabs).
Fee setting: estimate cleaner hours × hourly rate + laundry & consumables + margin for coordination. Keep the fee cost-reflective; don’t use it to hide profit.
Quality controls: turnover checklist, time-stamped photos, before/after inventory, missed-item re-clean policy, and periodic deep cleans (e.g., quarterly).
If you’re operating as a hobby/occasional letting, you may not need an ABN; if you’re running a business (regular activity, intention to profit, systems), an ABN and business name registration may be appropriate.
Also check: local requirements for short-stay activity, strata permissions, and any insurance notices/endorsements. If employing cleaners directly, consider Fair Work and payroll obligations; if using contractors, keep contracts and invoices.
Get tailored advice for your situation.
Noise & parties: quiet hours; no events; visitor limits.
Smoking/Vaping: location rules (e.g., balcony only) and fees for remediation.
Pets: whether allowed, fees, and extra cleaning expectations.
Security & safety: no extra keys duplication; windows/doors locked; balcony safety.
Parking & bins: instructions and collection days.
Strata compliance: lifts, common areas, and move-in/out etiquette.
Damage & extra cleaning: what is charged and how.
Link rules in the listing and display a one-page Welcome & Rules card on site.
Shoot in daylight, blinds open, warm lamps on; hero shot = living area wide angle.
Include location cues (ANU/Lake Burley Griffin/Parliament views if relevant).
Stage with ironed linen, 2 pillows per person, a green plant, and clutter-free benches.
First 5 photos should tell the story: hero, kitchen, master, bathroom, workspace/parking.
Title formula: “Light-filled [1BR] near [Landmark] + Parking, Wi-Fi”.
Description: scannable bullets for amenities; transport notes; house rules summary.
Keep calendars and pricing fresh for search boost.
Shoot in daylight, blinds open, warm lamps on; hero shot = living area wide angle.
Include location cues (ANU/Lake Burley Griffin/Parliament views if relevant).
Stage with ironed linen, 2 pillows per person, a green plant, and clutter-free benches.
First 5 photos should tell the story: hero, kitchen, master, bathroom, workspace/parking.
Title formula: “Light-filled [1BR] near [Landmark] + Parking, Wi-Fi”.
Description: scannable bullets for amenities; transport notes; house rules summary.
Keep calendars and pricing fresh for search boost.
Shoot in daylight, blinds open, warm lamps on; hero shot = living area wide angle.
Include location cues (ANU/Lake Burley Griffin/Parliament views if relevant).
Stage with ironed linen, 2 pillows per person, a green plant, and clutter-free benches.
First 5 photos should tell the story: hero, kitchen, master, bathroom, workspace/parking.
Title formula: “Light-filled [1BR] near [Landmark] + Parking, Wi-Fi”.
Description: scannable bullets for amenities; transport notes; house rules summary.
Keep calendars and pricing fresh for search boost.
Shoot in daylight, blinds open, warm lamps on; hero shot = living area wide angle.
Include location cues (ANU/Lake Burley Griffin/Parliament views if relevant).
Stage with ironed linen, 2 pillows per person, a green plant, and clutter-free benches.
First 5 photos should tell the story: hero, kitchen, master, bathroom, workspace/parking.
Title formula: “Light-filled [1BR] near [Landmark] + Parking, Wi-Fi”.
Description: scannable bullets for amenities; transport notes; house rules summary.
Keep calendars and pricing fresh for search boost.
Shoot in daylight, blinds open, warm lamps on; hero shot = living area wide angle.
Include location cues (ANU/Lake Burley Griffin/Parliament views if relevant).
Stage with ironed linen, 2 pillows per person, a green plant, and clutter-free benches.
First 5 photos should tell the story: hero, kitchen, master, bathroom, workspace/parking.
Title formula: “Light-filled [1BR] near [Landmark] + Parking, Wi-Fi”.
Description: scannable bullets for amenities; transport notes; house rules summary.
Keep calendars and pricing fresh for search boost.
Shoot in daylight, blinds open, warm lamps on; hero shot = living area wide angle.
Include location cues (ANU/Lake Burley Griffin/Parliament views if relevant).
Stage with ironed linen, 2 pillows per person, a green plant, and clutter-free benches.
First 5 photos should tell the story: hero, kitchen, master, bathroom, workspace/parking.
Title formula: “Light-filled [1BR] near [Landmark] + Parking, Wi-Fi”.
Description: scannable bullets for amenities; transport notes; house rules summary.
Keep calendars and pricing fresh for search boost.
