Lesson: Arbitrage - Is It Allowed? Lease Consent, Strata, Council & State Rules
Module 3: Airbnb Arbitrage
A live listing on Airbnb or Booking.com does not mean a property can legally operate as short-term accommodation. For arbitrage, five layers must all say yes: the lease and landlord's written consent, strata or body corporate by-laws, council planning rules, state legislation and insurance. Documenting each layer before the first guest arrives protects your business and is what reassures a landlord most.
What this lesson covers
- Platforms don’t grant permission. The lease and the law do
- The permission pack
- Check every layer, in this order
- How to check each layer properly
- Asking the agent for consent
- Reading the strata by-laws
- Phoning the council planning desk
- Checking the state rules
- One yes doesn’t cancel another layer’s no
- Scenario 1: the landlord says yes, the building says no
The full lesson is for clients
Clients get every step, the live walkthrough videos and our exact settings and templates from Skye’s Beach House.
Questions people ask
Do I need landlord permission to Airbnb a rental property?
Yes. Standard Australian residential leases usually restrict subletting and limit use to residential occupation, so short-term letting needs the landlord's written consent in the lease or a signed addendum.
Can strata stop short-term letting in an apartment?
In some cases, yes. Strata by-laws can restrict short-term letting even when the landlord agrees, and in NSW an owners corporation can adopt a by-law restricting it in certain circumstances, so always check the by-laws for the specific building.
Does a platform listing mean my short-term rental is approved?
No. Airbnb, Booking.com and Vrbo are marketplaces, so responsibility for meeting lease, strata, council and state rules sits with the operator.
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