Is Airbnb Legal in Christchurch? 2026 Rules, Permits & Taxes

Permit required

Yes

Taxes on a stay

15%

Fine for hosting without a permit

Up to NZ$1,000,000

Listings showing a permit number

0%

Latest rule change

September 2026

Listing figures: AirROI, 12 months to October 2026. A number on a listing doesn't prove the permit or licence is valid, and a missing one doesn't prove there is none.

The rules in brief

Who needs it

Anyone starting to rent a house, unit or heritage building as hosted or unhosted visitor accommodation in a residential or rural zone. Commercial zones and the Accommodation and Community Facilities Overlay need no notice.^3,4,7,10,21

Issued by

Christchurch City Council

Valid for

Lodged once, before the first booking. For unhosted stays the 60-night (180 in rural zones) allowance is counted in 12-month periods starting from the commencement date given to the council.

On listings

No number needed on listings

Platform checks

The notice form asks for the property, zone, guest and night limits and a local contact, not a listing or registration number. The council says it has difficulty identifying hosts who have not notified it, and Airbnb’s New Zealand hosting guide sends hosts to their council for the rules.

Fees

Who qualifies

• Each booking is for fewer than 28 days
• The accommodation is not in a family flat
• Guest numbers and nights stay within the zone limits (8 guests, or 10 in a listed heritage building; 60 unhosted nights in residential zones, 180 in rural zones)
• Unhosted accommodation within the 50 dB airport noise contour in the Medium Density Residential, Residential Suburban, Residential Suburban Density Transition and Residential New Neighbourhood zones needs a resource consent instead

How to apply

1. 1 Find the property’s zone on the council’s District Plan property search and check the Other Notations tab for the airport noise contours.
2. 2 Check the stay meets the permitted rules for that zone: hosted or unhosted, guest numbers, nights, bookings under 28 days, and not a family flat. If it does not, apply for resource consent instead.
3. 3 Prepare guest instructions and, for unhosted stays, the contact details of a local person or company who manages the property for adjoining owners and occupiers.
4. 4 Complete the online Visitor accommodation notice of commencement form before the first booking and attach the guest instructions.
5. 5 Keep records of the nights and dates booked from the commencement date and give them to the council on request.

Permit rules

Notify the council before the first booking

Hosts in residential and rural zones must notify Christchurch City Council in writing, through its online notice of commencement form, before they start renting. Commercial zones and the Accommodation and Community Facilities Overlay need no notice.^3,4,10 Applies to: Residential and rural zones · In force since July 24, 2023

Keep records of nights and dates booked

The owner must keep up-to-date records of the nights and dates booked each year from the commencement date and give them to the council if asked.^3,4 Applies to: Hosted and unhosted accommodation · In force since July 24, 2023

Exceeding a limit needs a resource consent

A resource consent is needed if any permitted requirement is not met. The non-notified deposit for short-term visitor accommodation in a residential unit is NZ$2,500 (GST included), with further processing costs invoiced.^3,7 Applies to: Hosts above the permitted limits · In force since July 1, 2026

Airbnb directs New Zealand hosts to their council

Airbnb’s New Zealand hosting guide tells hosts to check their local council’s district plan rules and lists Christchurch City Council among the councils with specific residential visitor accommodation rules.²¹

Hosted means a permanent resident is home

Hosted accommodation is where someone who lives permanently on the property is there while guests stay, as in a bed and breakfast. Unhosted accommodation is where nobody lives on the property during the stay.^3,5 Applies to: Residential and rural zones · In force since July 24, 2023

A family flat cannot be rented to visitors

The accommodation cannot be in a family flat on the property. A resource consent is the only way to use one for visitors.^3,5 In force since July 24, 2023

Unhosted stays inside the airport noise contour need consent

In the Medium Density Residential, Residential Suburban, Residential Suburban Density Transition and Residential New Neighbourhood zones, all unhosted accommodation inside the 50 dB airport noise contour needs a resource consent, and owners must consult the airport company before applying.³ Applies to: Properties inside the 50 dB noise contour · In force since July 24, 2023

Commercial and mixed-use zones have no night or guest limits

Hosted and unhosted visitor accommodation is permitted in most homes in commercial zones with no limit on guests or nights, and mixed-use zones including the Central City and South Frame have no specific requirements. Visitor accommodation is not permitted in the Large Format Retail or Commercial Office zones.³ Applies to: Commercial and mixed-use zones · In force since July 24, 2023

Accommodation and Community Facilities Overlay is exempt

The residential-zone requirements do not apply to residential units in the Accommodation and Community Facilities Overlay, where hosted and unhosted stays have no guest or night limit and need no notice.³ Applies to: Residential units in the overlay · In force since July 24, 2023

Renting rooms to different groups is a change of use

Under the Building Act, renting a detached dwelling to one group at a time is generally not a change of use, but renting rooms to different groups at the same time is. A change of use can require upgrades for fire safety, access and facilities for people with disabilities, and structure and sanitary facilities.^3,4 Applies to: Houses and apartments · In force since July 24, 2023

Apartments let to guests can need Building Act approval

In August 2026 the Ministry of Business, Innovation and Employment confirmed a Christchurch notice to fix for a central-city apartment let as short-term holiday accommodation: its classified use had changed from multi-unit dwelling to community service, so the owners should have notified the council of a change of use.^3,13 Applies to: Apartments and units in multi-unit buildings · In force since August 7, 2026

Hosted stays have no night cap

In residential and rural zones a hosted home can be rented all year with no limit on nights, for up to 8 guests at a time (10 in a listed heritage building). In a heritage building a manager or supervisor can be the person on site.³ Applies to: Hosted accommodation · In force since July 24, 2023

Unhosted stays are capped at 60 nights in residential zones

Where nobody lives on site, a residential-zone home outside the 50 dB airport noise contour can be rented for up to 60 nights per 12-month period, counted from the date the council was notified, with up to 8 guests. More than 60 nights needs a resource consent.^3,5,6 Applies to: Unhosted accommodation, residential zones · In force since July 24, 2023

Unhosted cap is 180 nights in some residential areas

The unhosted allowance is 180 nights instead of 60 in the Residential Banks Peninsula zones at Akaroa, Duvauchelle and Wainui, in the listed Small Settlement zones, and in the Residential Large Lot zone.^3,5 Applies to: Unhosted accommodation in those areas · In force since July 24, 2023

Rural zones allow 180 unhosted nights

In rural zones a house can be rented unhosted for up to 180 nights per 12-month period for up to 8 guests, and hosted with no night limit. Where the building is in an area exposed to higher aircraft noise the limit is 4 guests.^3,6 Applies to: Rural zones · In force since July 24, 2023

Up to 8 guests at a time

A residential-zone rental can have at most 8 guests at any one time, or 10 if it is in a heritage building listed in the District Plan. Above that, or beyond any other permitted limit, a resource consent is needed.^3,6 Applies to: Residential zones · In force since July 24, 2023

Bookings must be under 28 days

Each individual booking must be for fewer than 28 days to count as hosted or unhosted visitor accommodation under the District Plan.^3,4,5 In force since July 24, 2023

Unhosted hosts must give neighbours a local contact

For unhosted stays the owner must give the owners and occupiers of all adjoining properties, including across the road, the contact details of a local person or company who manages the property and answers complaints. This is provided when the accommodation starts and then yearly, or when the council asks.^3,4 Applies to: Unhosted accommodation · In force since July 24, 2023

Guests need clear written instructions

Unhosted guests must receive clear instructions before arrival and in the unit covering check-in, building access, parking, outdoor areas, events, rubbish and recycling, and hazards and safety.^3,4 Applies to: Unhosted accommodation · In force since July 24, 2023

No large events at night and District Plan noise limits

Guests cannot hold functions or events between 10pm and 7am where the number of additional people exceeds the number of paying guests, and guest activities must meet the District Plan day and night noise limits.^3,4 Applies to: Unhosted accommodation · In force since July 24, 2023

At most 16 vehicle movements a day

Unhosted accommodation is limited to 16 vehicle movements a day, counting a vehicle arriving and leaving as 2.^3,4 Applies to: Unhosted accommodation · In force since July 24, 2023

Primary short-term use means business rates

A residential property whose primary use is short-term accommodation, hosted or unhosted, or that holds a resource consent for that use, is rated as a business. In 2026/27 the business differential is 2.00, so the general rate is 0.554524 cents per dollar of capital value against 0.277262 for a standard residential property. Changes apply from the next 1 July rating year.^3,8,9 Applies to: Rating from 1 July 2026 · In force since July 1, 2026

Check insurance before hosting

The council strongly encourages hosts to check with their insurer about the change of use before renting a property to visitors.³

Non-compliant use can lead to council enforcement

Using land or buildings in a way that breaches the District Plan or the Building Act 2004 can lead to council enforcement action. The council has staff dedicated to monitoring short-term visitor accommodation.^3,10

Median nightly rate, booked nights

NZ$205

Taxes on that night (15%)

NZ$31

Guest pays, before Airbnb and cleaning fees

NZ$236

What the host still handles

• Notify Christchurch City Council through its online notice of commencement form before the first booking (residential and rural zones)
• Register for GST with Inland Revenue if income from all taxable activities, including short-stay income, is or will be more than NZ$60,000 in any 12-month period
• Give Airbnb your name, IRD number and GST registration status, and tell it when that changes^9,12,18,20

• Using land in breach of a district plan rule is an offence under the Resource Management Act 1991. On conviction an individual faces up to 18 months’ imprisonment or a fine of up to NZ$1,000,000, a company a fine of up to NZ$10,000,000, plus up to NZ$10,000 for each day an offence continues.¹
• An infringement notice for contravening a district plan rule carries a fee of NZ$600 for an individual and NZ$1,200 for a company.²
• A council can issue a notice to fix when a home or apartment changes use for short-term accommodation without notice to the council; the Ministry of Business, Innovation and Employment confirmed one for a Christchurch apartment in Determination 2026/026 (7 August 2026).¹³
• Use of land or buildings that does not comply with the District Plan or the Building Act 2004 may result in council enforcement action.³

1. September 2026
   Planning Act 2026 and Natural Environment Act 2026 replace the Resource Management Act

   The Planning Bill and Natural Environment Bill passed their third reading in September 2026 and the new planning laws are now in place. Existing plans, consents and processes continue while the system is introduced in stages, with the full system intended by 2030, so the Christchurch District Plan rules still apply.^14,15

2. August 7, 2026
   Ministry confirms change-of-use notice to fix for a Christchurch apartment

   Determination 2026/026 confirmed Christchurch City Council’s notice to fix for an apartment let as short-term holiday accommodation: the classified use changed from multi-unit dwelling to community service.¹³

3. July 1, 2026
   Business rates apply to properties primarily used for short-term accommodation

   The Annual Plan adopted on 23 June 2026 sets the 2026/27 Funding Impact Statement: a residential rating unit counts as short-term accommodation if its primary use is short-term accommodation, hosted or unhosted, or it holds a resource consent for it, and the business differential falls from 2.22 to 2.00. The draft plan had proposed removing the 60-day test from the rating policy.^8,9,19

4. June 25, 2026
   Government to assess a national short-term rental register

   The Tourism Policy Statement released on 25 June 2026 says the Government will work with local government and the sector to assess options, including establishing a register for short-term rental accommodation. No register exists yet.^16,17

5. May 13, 2026 Not in force
   Motion for a national short-term rental registration system

   A notice of motion before the council’s Policy and Planning Committee on 13 May 2026 asks the council to write to central government requesting legislation for a mandatory registration system for short-term rental accommodation platforms so councils can identify operators.¹¹

6. April 1, 2024
   Airbnb begins collecting 15% GST in New Zealand

   From 1 April 2024 online marketplaces collect 15% GST on short-stay accommodation and pass an 8.5% flat-rate credit to hosts who are not GST-registered.^12,20

7. July 24, 2023
   Plan Change 4 short-term accommodation rules take effect

   The Environment Court released the final District Plan rules for hosted and unhosted visitor accommodation, effective from 24 July 2023: notification, record-keeping, an 8-guest limit and a 60-night unhosted cap in residential zones (180 in rural zones).^5,6

Estimate what a Christchurch home could earn

1. 1. Resource Management Act 1991, sections 9, 338 and 339 · New Zealand Legislation (Parliamentary Counsel Office)
2. 2. Resource Management (Infringement Offences) Regulations 1999, Schedule 1 · New Zealand Legislation (Parliamentary Counsel Office)
3. 3. Providing visitor accommodation in a residential unit · Christchurch City Council
4. 4. Visitor accommodation notice of commencement · Christchurch City Council
5. 5. Airbnb Australia Pty Limited v Christchurch City Council, consent order (Plan Change 4, Appendix 1), [2023] NZEnvC 152 · Environment Court of New Zealand
6. 6. Final rules released for short-term visitor accommodation (26 July 2023) · Christchurch City Council (Newsline)
7. 7. Resource consent fees 2026/27 · Christchurch City Council
8. 8. Agenda of Council Annual Plan, 23 June 2026 · Christchurch City Council
9. 9. Funding Impact Statement 2026/27 (Annual Plan attachment I) · Christchurch City Council
10. 10. Agenda of Council Workshop, 15 April 2026 (item 3, short-term visitor accommodation in residential units) · Christchurch City Council
11. 11. Agenda of Policy and Planning Committee, 13 May 2026 (notice of motion on short-term rental registration) · Christchurch City Council
12. 12. Short-stay and visitor accommodation · Inland Revenue (Te Tari Taake)
13. 13. Determination 2026/026: An authority’s decision to issue a notice to fix for a change of use of a unit (G04/205 Gloucester Street, Christchurch) · Ministry of Business, Innovation and Employment
14. 14. Planning Bill and Natural Environment Bill pass Third Reading (23 September 2026) · Ministry for Cities, Environment, Regions and Transport
15. 15. Planning.govt.nz: the new planning system · Ministry for Cities, Environment, Regions and Transport
16. 16. New Zealand’s Tourism Policy Statement: policy objectives and actions · Ministry of Business, Innovation and Employment
17. 17. Tourism Policy Statement sets future direction (25 June 2026) · Ministry of Business, Innovation and Employment
18. 18. International Visitor Conservation and Tourism Levy · Ministry of Business, Innovation and Employment
19. 19. Proposed revenue, Our Draft Annual Plan 2026/27 · Christchurch City Council (Kōrero mai | Let’s talk)
20. 20. GST collection and remittance by Airbnb in New Zealand · Airbnb Help Centre
21. 21. Responsible hosting in New Zealand · Airbnb Help Centre