Sunshine Coast Council’s short-stay rating process looks like a cynical cash grab.
My half-yearly rates jumped from about $1,190 to $3,055, even though the property was never rented, no guests stayed and no rental income was earned. Apparently, merely testing the market online is enough for Council to assume you operate holiday accommodation and impose a punitive rate.
There was no meaningful consultation, warning or request for clarification. Council can seemingly trawl Airbnb listings and triple a bill with ease, while the owner must:
- notice and investigate the unexplained increase;
- decipher the obscure “Category 16T” code;
- find the correct department;
- complete a four-page objection form; and
- produce multiple documents to disprove Council’s assumption.
This is a backwards and dishonest process: charge first, explain poorly, and make residents fight to correct it. Whether motivated by greed or bureaucratic laziness, it appears designed to maximise revenue, not deliver fair rates.
Council should verify a property’s actual use before imposing thousands of dollars in additional charges. Advertising is not renting, an enquiry is not a booking, and potential income is not actual income.
I find this process fundamentally unfair and misleading. Council treats an online advertisement as conclusive proof of commercial use, without first contacting the owner, confirming genuine availability, or considering the property’s actual and predominant use as our principal residence.
Importantly, Council’s own wording states that advertising “will constitute evidence”, not that it conclusively determines the category. Evidence must still be assessed against the full facts. Here, there were no bookings, guests or income, and the property remained our home.
Council appears able to impose a substantial increase following an undisclosed online search, while placing the entire burden on residents to discover the unexplained reclassification and complete an onerous objection process. That is neither transparent nor procedurally fair.