Short-Term Visitor Accommodation

Accommodation is classed as Residential Visitor Accommodation when a residential unit or residential flat is occupied by paying guests for any period under 90 days. 

A residential unit is a single self-contained household unit (and accessory buildings) with no more than one kitchen and laundry facility i.e. the main house.

A residential flat is a secondary self-contained flat/unit/standalone structure with kitchen and/or laundry facilities on the same site and in the same ownership as the residential unit e.g. a self-contained granny flat connected to the main house, or a tiny house or cottage separate from the main house.  

Accommodation is classed as a Homestay when the resident of the property occupies the property at the same time as paying guests staying for any period under 90 days. This includes offering a room(s) in the property you live in, bed and breakfasts, and farm-stays. A self-contained residential flat can be used as a Homestay if the resident of the property is living in the main house. 

Visitor Accommodation is classed as land or buildings used by paying, short-term guests, but does not include accommodation classed as Residential Visitor Accommodation or Homestays. Examples include campgrounds, motor parks, hotels, motels, backpackers, managed apartments, staff accommodation, etc.  

If your property has a resource consent for Visitor Accommodation, you do not need to register as Residential Visitor Accommodation with us. 

If your short-term accommodation meets the definition of Residential Visitor Accommodation, you must Register as a Residential Visitor Accommodation and follow the rules for your property depend on which District Plan Zone your property is in.

Determine the zoning of your property.

Click on your address, then click on the arrows in the information box to find the Proposed District Plan (PDP) Zone. 

Please note: If the zoning map does not display a zone over your property, it’s likely you are within a zone that has not yet been reviewed under the Proposed District Plan. If so, your property will be subject to the Operative District Plan (ODP). Please contact the Duty Planner to determine the applicable rules: Duty Planner | Queenstown Lakes District Council (qldc.govt.nz).

Check your District Plan zone against the standards (rules) you must follow below.  

If you wish to operate beyond the permitted standards for your zone, then a resource consent will be required from QLDC before operating your Residential Visitor Accommodation activity. 

You can also check the rules that apply to your property’s zone by selecting the ‘Consolidated Decisions chapter’ under your zone in the Proposed District Plan Proposed District Plan | Queenstown Lakes District Council (qldc.govt.nz) and scrolling to the standards for ‘Residential Visitor Accommodation’. 

In most zones if your accommodation meets the definition of a Homestay, there is no restriction on the number of nights you can operate. However, you must register as a Homestay and typically follow these rules: 

• The total number of paying guests on a site must not exceed five per night. 

• No vehicle movements by a passenger service vehicle capable of carrying more than 12 people can be generated.  

• You must keep up to date records of your Homestay activity, including a record of the number of guests staying per night in a format available for inspection within 24 hours’ notice. 

• You must provide at least one mobility parking space. 

If any of these requirements are not met, you will need to obtain a resource consent from QLDC before operating your Homestay activity. 

Note that no restrictions apply to Homestays in the Town Centre Zones but Homestays are never permitted in the General Industrial & Service Zone. 

You can check the rules that apply to your property’s zone by selecting the ‘Consolidated Decisions chapter’ under your zone in the Proposed District Plan and scrolling to the standards for ‘Homestays’. 

If your short-term accommodation meets the definition of Visitor Accommodation, you will need to apply for a resource consent. Please contact the Duty Planner or seek the services of an independent planning professional for guidance on this process. 

Offering short-term visitor accommodation to paying guests will impact the rates you pay unless you only make your property available for short-term visitors once a year for a single period of up to 28 consecutive days (e.g. if you wish to rent your property over the Christmas period). This 28-day period can include multiple stays by different guests and refers to the length of time the property is available to be rented.  

Rates increases depend on various factors such as property location and type, the fixed charges and capital value rates, as well as the inclusion of the tourism promotion rate. Please note that changes to ratings do not come into effect until the next ratings year, beginning 1st July.

• A Homestay will be rated as Mixed Use increasing your rate payments by 25-35%.  

• Residential Visitor Accommodation  

  • Operating under 180 days means your property will be rated as Mixed Use increasing your rates payments by 25-35%. Note that you may also require a resource consent. 

  • Operating between 181 to 365 days means your property will be rated as Accommodation increasing your rates payments by 50-80%. Note that you may also require a resource consent. 

If we identify that you are operating short term visitor accommodation unlawfully, enforcement will be undertaken in accordance with the Resource Management Act 1991 which may include infringements, abatement notices or further escalated enforcement action. 

Additionally, if you are found to be operating without registering or obtaining consent as required, your rates may be adjusted without prior notice. 

If you stop offering short-term visitor accommodation or have bought a property with Mixed Use rating and do not intend to operate short term visitor accommodation yourself, please email us with your valuation number or property address: rates@qldc.govt.nz.  

Please note that changes to ratings do not come into effect until the next ratings year, beginning 1 July.  

If your property has a resource consent for the short-term accommodation use, you will be required to surrender that consent. Please complete this form and if you need further guidance on this process contact the Duty Planner. 

We aim to respond to any registrations for short-term visitor accommodation within a month and will confirm the change to your property's rating information that will come into effect the following ratings year, beginning 1st July. 

You can begin operating short-term visitor accommodation once your registration has been sent. 

Providing short-term accommodation to paying guests can be a source of additional income for some residents in the district, however it also results in houses being made unavailable for long term rental accommodation and contributes to the housing shortage we face in our district. 

In response to our district's unique housing challenges, we’re implementing our Joint Housing Action Plan, working alongside central government, the Queenstown Lakes Community Housing Trust, iwi, and the local community. 

We strongly encouraging people to follow the rules set out in the District Plan and register and/or notify their short-term accommodation activities with us, as well as obtaining resource consent if they wish to operate outside of the standards of their District Plan zone.  

You will need to consider whether the intended accommodation activity requires you to notify us of a ‘Change of Use’. 

For example, a residential dwelling that is to be let to a family or group would likely not require a change of use, whereas a large dwelling proposed to be used as bed and breakfast accommodation where rooms are let individually likely would require a change of use. 

For more information see the Ministry of Business Innovation & Employment (MBIE) Building Performance website. 

If a change of use is required, it may trigger the need to apply for a building consent for upgrades to fire safety systems, hygiene facilities and/or access routes in order to remain compliant with the New Zealand Building Code. 

To notify us of a proposed 'Change of Use’ or for further advice, please email our Building Services Team at: building@qldc.govt.nz