WA's 90-Night Rule Kicks In—And the $10K Incentive Is Running Out

What's the 90-night rule?

From 1 January 2026, if you own an unhosted short-term rental property in the Perth metropolitan area, you need planning approval from your local council to rent it out for more than 90 nights per year.

An "unhosted" property is one where guests have exclusive use and the owner doesn't live on-site—essentially any standard Airbnb or holiday rental.

Hosted rentals, where the owner lives on the property during guest stays, are exempt from the planning approval requirement.

Registration is now mandatory

All short-term rental properties across Western Australia must be listed on the state-wide STRA Register. This applies to both hosted and unhosted properties, everywhere in the state.

The register opened in July 2024. From 1 January 2026, any property not on the register is prohibited from being advertised or accepting bookings. Operating an unregistered property could result in significant fines.

Registration costs $250, with $100 annual renewal fees.

The $10,000 incentive—closing soon

The WA Government's Short-Term Rental Accommodation Incentive Scheme offers a $10,000 cash grant to owners who convert their short-term rental into a long-term lease.

There's also a $5,000 Vacant Property Rental Incentive for owners bringing empty properties onto the long-term market.

Both schemes close permanently on 28 February 2026. Since launching, over 830 properties have converted to long-term rentals under these programs.

Why this matters

Western Australia is in a housing crisis. Perth's rental vacancy rate has sat below 1% for two years. Median rent has jumped $320 per week since 2020 to $740 per week. The city is an estimated 7,700 rentals short of meeting demand.

The government's approach differs from eastern states. Rather than taxing short-term rentals like Victoria's 7.5% levy, WA is using incentives to encourage voluntary conversion—while tightening planning rules for those who stay in the market.

What you need to do now

• Check your registration: Ensure your property is on the STRA Register with correct details

• Review your booking history: If you're unhosted in Perth metro and expect more than 90 nights in 2026, lodge a planning application with your council now—approvals take time

• Consider the incentive: If you're tired of managing short-stays, $10,000 to switch to long-term rental closes 28 February 2026

• Regional owners: Contact your local council to confirm specific planning requirements in your area

Bottom line: WA isn't taxing Airbnbs—it's regulating them. If you want to keep operating beyond 90 nights, get council approval sorted now. If you're ready to exit, grab the $10K before it's gone.