The WA STRA Revolution: Navigating Planning Bulletin 115 and the 90-Night Threshold

Western Australia’s short-term rental accommodation (STRA) landscape is undergoing its most significant transformation in a generation. For years, the "Airbnb economy" operated in a somewhat grey regulatory area, governed by a patchwork of local government policies that varied wildly from one suburb to the next. That era is officially ending.

With the introduction of Planning Bulletin 115/2024 and the new State Planning Policy framework, the Western Australian Government has moved to professionalise the sector. For homeowners, builders, and developers, this means a shift from "casual hosting" to a rigid, compliance-heavy environment. If you operate an unhosted short-term rental in the Perth Metropolitan area, the "90-night threshold" and the looming 1 January 2026 deadline are now the most critical dates on your calendar.

At Shoal Bay Projects, we specialize in navigating these exact types of regulatory hurdles. Our role is to provide the structured, compliance-focused advisory services you need to ensure your property: or your client’s project: remains on the right side of the law while protecting your financial and reputational integrity.

Decoding Planning Bulletin 115/2024

Planning Bulletin 115/2024 is the roadmap for how short-term rentals will be treated across Western Australia. Its primary purpose is to provide a consistent state-wide approach to STRA, effectively stripping local governments of the power to create their own bespoke (and often conflicting) rules regarding exemptions.

The Bulletin introduces two distinct land-use classes:

1. Hosted STRA: Where the host lives on-site during the stay.
2. Unhosted STRA: Where guests have exclusive use of the entire dwelling.

While hosted rentals are generally exempt from development approval state-wide, unhosted rentals in the Perth Metropolitan Region are now subject to a strict 90-night cumulative threshold.

The 90-Night Threshold: The New "Line in the Sand"

If you own an unhosted short-term rental in Perth, you can only rent your property for a total of 90 nights in any 12-month period before you trigger the requirement for a formal Development Approval (DA).

This 90-night rule is designed to facilitate the "ad hoc" use of primary residences: for instance, when a family goes on holiday and rents their home out to cover costs. However, for investors and professional operators who intend to run a property as a dedicated short-term rental year-round, 90 nights is a blink of an eye.

Key Technicalities of the 90-Night Rule:

• Cumulative Tracking: The 90 nights are not required to be consecutive. They are a cumulative total calculated from the date your property is registered on the mandatory State STRA Register.
• Automatic Notifications: The State's registration system will track booking events. As you approach the 90-night limit, you will receive automated notifications advising that a change-of-use development application is required to continue operating.
• Perth Metro Only: Currently, the 90-night exemption applies specifically to land within the Metropolitan Region Scheme.

For many, reaching night 91 represents a significant regulatory hurdle. Moving from an "exempt" status to requiring a "Change of Use" application means your property will be assessed against local planning schemes, which may include requirements for parking, noise management, and fire safety.

The 1 January 2026 Deadline: Why the Clock is Ticking

While the 90-night exemption is already active through State regulations, local governments have been given a firm deadline: 1 January 2026.

By this date, all local councils must have amended their local planning schemes to align with Planning Bulletin 115. This involves:

• Formally adopting the new "hosted" and "unhosted" land-use definitions.
• Determining which zones will allow unhosted STRA as a "Permitted" (P), "Discretionary" (D), or "Prohibited" (X) use.
• Replacing outdated definitions like "Bed and Breakfast" or "Holiday House."

Check your local zoning now. If your property is located in a zone where unhosted STRA is classified as "X" (Prohibited) after the 1 January 2026 transition, you may find it impossible to gain development approval once you exceed the 90-night limit. This could effectively end the viability of your investment.

Professionalised Management: Beyond the Booking

The shift toward Planning Bulletin 115 is a signal that the State Government wants the STRA sector to be managed with the same level of rigour as traditional commercial accommodation. This means "Management Plans" are no longer optional: they are a core component of compliance.

When applying for development approval for an unhosted rental beyond the 90-night limit, local governments will typically require:

• Waste Management Plans: How will guest rubbish be handled to ensure it doesn't impact the streetscape?
• Noise Management Plans: What measures are in place to prevent disturbance to neighbours? Do you have 24/7 contact details for a responsible manager?
• Parking Plans: Does the dwelling provide sufficient on-site parking for guests in accordance with local requirements?

At Shoal Bay Projects, we advise our clients to treat these requirements not as "red tape," but as risk management. A well-documented management plan protects the owner from liability and reduces the likelihood of neighbour complaints: the number one cause of local government intervention.

The Road Ahead: Prepare, Specify, Document

The "Wild West" era of short-term rentals in WA is closing. As we move toward 2026, the successful operators will be those who embrace a professionalized, compliance-first approach.

Specify your management strategies early. Document your compliance with Australian Standards. Check your local zoning before the 1 January 2026 deadline locks in new restrictions.

If you are a builder or a homeowner looking for clarity in this changing market, we invite you to join our community and stay ahead of the curve.

Welcome to the Hive

At Shoal Bay Projects, we believe in building a community of informed, professional, and compliant construction and property enthusiasts. We call this "The Hive."

Check out our introduction video here: Welcome to the Hive

Whether you are looking for technical advice on a major renovation or need to navigate the new STRA planning hurdles, Shoal Bay Projects is here to provide the expert guidance you need to protect your investment.

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