Resource consent, short-term accommodation approvals and visitor accommodation consent- “why are they relevant when it comes to renting out my property?” some may ask. Most importantly WHAT ARE THEY?  

We sat down with a local expert on the topic Richard who works at ‘Pragmatic Planning’ here in Queenstown, to ask him all of the questions you want answered! Richard has extensive experience in the matter of short-term accommodation consenting, having successfully secured 170+ resource consents for clients over the past several years.   

Pragmatic Planning are a ‘Planning Consultant Company’ that LOVES to get you the resource consents that YOU need from the Queenstown Lakes District Council – to do the things that YOU need to do. Whether it’s using your property for short term visitor accommodation, building your new home, subdividing or much more. They service Queenstown, Wanaka, Hawea, Glenorchy, Kingston – and everywhere in-between.  

Q- What’s your role as part of this business? 

A- Essentially to provide advice to the client, including before they purchase a property, so that I can cover all the bases. I also discuss resource consent requirements with the client and help them through the process of preparing and making the application. If the client wishes for us to do so we can also help by consulting with their neighbours (this is necessary when applying for short term accommodation consent). 

Q- What is involved if someone wishes to use their property for short-term accommodation for less than 91 nights/yr (or less than 43 nights/yr in Jacks Point and Hanley’s Farm)?  

A- There are a number of standards to be met to be eligible to ‘unlock’ the 90 nights/yr (or max 42 nights/yr in Jacks Point & Hanleys Farm), and the property needs to be registered as a holiday home with Council. These standards include maximum guest numbers (depending on the size of the property); max one group at a time; no heavy vehicles; no guest use of outdoor living areas during night-time hours + related signage installed on the property; and rubbish/recycling bins to be only left out on the street on collection day. The registration application/process also requires the details of the appointed local property manager to be supplied to Council, and neighbours served formal notice of the activity.  

Q- What is involved if someone wishes to use their property for short-term accommodation for more than this permitted allowance?  

A- A resource consent application is required. The first step is to consult with neighbours (if necessary), then prepare the full application documentation (several documents including plans of the house/apartment, visitor accommodation management plan, assessment of effects on the environment, and more. We then submit this to the Council and work with the Council while the application is being processed. Often further information is requested which we need to respond to. The final part of the process is to negotiate the conditions of the consent to ensure they are fair and reasonable.  

Once resource consent is granted, there are usually several conditions that need to be met before short-term accommodation can commence, such as serving notice on neighbours and installing signage. 

Q- Can you summarise the new 90 night allowance?  

A- In summary most properties are allowed up to 90 days without consent. However, this excludes Jacks Point & Hanley’s Farm the allowance in these areas is a lot smaller- currently only 42 nights in a year. Also, if your property is a unit title you need to check if any other units have used up the 90-night allowance – as the 90-night exemption applies to the whole unit title complex, and not all units individually. For all areas you need to register through the council website and undertake the work required to unlock this (such as installing signage & letter drop to neighbours). 

Q- Where is it difficult to get consent in Queenstown? 

A- Shotover Country, Jacks Point and Hanley’s Farm are all difficult these days. However, in areas like Lake Hayes, Frankton, Queenstown Hill, Arrowtown, Kelvin Heights and Fernhill it is a bit easier. 180-day consents are possible with a good application! 

Q- Is there a maximum number of nights allowed? Is it likely to get 365 now?  

A- With recent changes to the District Plan rules, there has been a slight relaxation on applying for consent for more than 180. However, requesting more than 180 nights in a year can be very tricky with neighbours we have found.  

We recommend doing the following before applying… 

Ask your neighbours first, this saves time and helps give you a sense of direction. Be prepared for the ongoing costs, if it’s an area where they aren’t openly willing to give 365 it can get costly and a long-drawn-out process that may not result in the full year consent.  

Get good advice and be realistic! 

Q- Do neighbours still have a say when increasing to 180? 

A- Neighbours have a massive say over anything more than 90 nights. The devil in the detail is which neighbours would Council consider affected/should have a say. Generally, it is neighbours that share a boundary with the property – but this matter is open for debate with Council and is assessed on a case-by-case basis. 

Q- Do all homes, even if say you’re renting for 1 month, have to have a form of consent or 90day consent?  

A- Yes – if you are short-term letting, all homes that are renting must be either registered as a holiday home (90 nights/yr or less) or hold a valid resource consent from the council. If you are renting to the same tenant for a period of greater than 3 consecutive months – that is not short-term letting, just a regular long-term tenancy. 

Q- What would be your best advice for those looking into this? 

A- Get advice on the rules and talk to the neighbours (very important once again) so that you are completely aware of the requirements. Also check access to the property and parking, make sure it is  sufficient for unfamiliar short-term guests. We always provide free and honest advice to anyone considering undertaking short-term accommodation. It is particularly important to ask if you are considering purchasing a property – as there are some properties that are simply not suitable for short-term accommodation and are unlikely to gain resource consent. 

Q- What are the costs for applying for visitor accommodation services on your own vs going through ‘Pragmatic Planning’?  

A- This depends on several factors including the location and size of the property, and the number of nights for which consent is sought (usually a few thousand). Council fees would be the same.     

What we can do for you is… 

• Provide you with realistic and up-front advice on how to achieve short-term accommodation on the property. We always provide this advice at no charge and without any obligation.   
• Prepare and structure the application for the best chance of success.   
• It holds weight being a planner when applying, and Council can ‘adopt’ our applications which saves time and cost in terms of council fees.   
• Provide some assistance to you with complying with the specific conditions of the consent, after it is granted.  

• You can apply on your own, like anything in life. However, it can be a very time-consuming drawn-out process and specific requirements need to be met. Council are also very insistent that all applications meet the information requirements of the Resource Management Act 1991.  

Q- What are the rates with the council? 

A- Refer to the map online and the bottom of the following page for this information. 

  https://www.qldc.govt.nz/services/rates-property/short-term-accommodation

Council also provides guidance that when a property is used for short-term accommodation, rates will be increased (approx. 25-35% additional for up to 180 nights/yr, and up to 80% additional for 365 night/yr) 

Q- Once you get consent, can you keep it for ever? 

A- Most visitor accommodation resource consents are granted in perpetuity. Once the resource consent is granted, it stays with the land, so can also be used by future owners of the property. It is up to the owners if they choose to use it or not moving forward.   

Q- Where or what page can you find the number of nights on the consent document?  

A- You can contact me ‘Richard’ for free and I can talk you through what consent you have and what it all means. If you have a resource consent, the conditions of the consent will be in Appendix 1 (usually around pages 10-12). These conditions usually specify the number of nights/yr of short-term accommodation approved on the property. 

The cost of traveling can add up FAST especially in a place like Queenstown, where there is so much to do and see. But it doesn’t have to break the bank! There is surprisingly a bucket load of activities in the region which are fun and cost effective, so we thought we would select a few of our favourites just for you. 

‘Gibbston Valley Winery Wine Cave Tour’ or wine tastings at local wineries 

It is no secret that Queenstown is known for its gorgeous wineries (and even better wine) however, they can be notorious for charging a lot when it comes to dining. Their wine tastings however are a deal. It’s also a fantastic way to try before you buy if you are looking to treat yourself to a bottle or two. Tastings range anywhere from $5-$20 and you usually get to try between 4-6 different drops! 

One of our favourites is the Gibbston Valley Wine Cave Tour. You may or may not have seen the big cave doors plastered all over Instagram (a great photo opportunity too). It is also New Zealand’s largest wine cave- the tour is one to remember. Priced at $20 for an adult or $8 for a child it really is a bargain. Head to our ‘Instagrammable Spots’ page to learn more about Gibbston Valley or for more spots for the perfect social media shot.

Lake Whakatipu- Swim at Frankton beach (Summer) or grab a coffee & head out for a hikoi! 

Lake Whakatipu has to be one of our most iconic landmarks- and for good reason! It is stunning year-round, and it also provides several activities for tourists and locals alike. Take a dip at Frankton Beach in summertime or hire a paddle board or kayak from ‘Paddle Queenstown’ for around $35 per 55min.  

Rug up in your winter woollies in the cooler months, pick up a coffee from one of the many local cafes and head out for a hikoi/walk around one of the tracks. The Frankton Arm-Queenstown trail is beautiful as well as the Kawarau River Lookout (they are all great nevertheless).  

‘Southern Discovery Lake Cruise‘

Sit back and relax on board the Spirit of Queenstown. Take an epic voyage of discovery around Lake Whakatipu and go further than any other cruise to explore the secluded bays, historic landmarks, and mountain views. Enjoy stunning views towards Glenorchy, Mt Earnslaw and the Southern Alps, there is also an open top-deck to enjoy views as well as an onboard café and bar that serves hot and cold beverages and snacks throughout the cruise. This 1 hour 30-minute cruise will cost you around $53pp.

‘First Table’ or ‘Book Me’ for discounted meals/activities

First Table and Book Me are an awesome way to secure meals and adventures at some of Queenstown’s top spots for a great price. First Table offers 50% off the food bill when you book a table through their website for up to 4 people. What is the catch you ask? You dine in at 5.30pm hence the name ‘First Table’, a great option in our opinion! HOT TIP- Book the week prior late in the evening for a higher chance of securing the restaurant you want (the disappear fast!).

Whereas Book Me offers anywhere between 20-90% off activities in Queenstown and the surrounding areas such as Milford, Mount Cook etc. You can secure deals for things like the Jet Boats, Helicopter Tours, Massages and even the Lake Cruises we spoke about earlier. 

Fancy a walk? 

Queenstown is home to some beautiful walking tracks of all levels. A couple of our favourites are the ‘Queenstown Hill Track’ and ‘Tobin’s Track’ in Arrowtown.  

Queenstown Hill Track- The demanding 1.5km walk up Te Tapunui is built to show the past, present and future of Queenstown. Along the track are 6 information plates and illustrations about different time periods in Queenstown’s history including Māori settlements, the goldrush and the development of Queenstown to Adventure Capital of the World. The track winds through pine forest as you climb, before breaking out above the treeline where you will be rewarded with spectacular views of the Remarkables, Cecil Peak, parts of Lake Whakatipu and the Kawarau River. This track is very sacred in Māori culture and is a place of remembrance, so we encourage all to be mindful of this and pay their respects. 

Tobin’s Track- This was originally built by Thomas Tobin as an access track to Wanaka and is now a popular walking and biking track for all ages. The short but steep walk rewards you at the top with spectacular views over Arrowtown and the wider Wakatipu basin. 

Scenic drive up ‘The Remarkables’ 

The Remarkables is known for its snow sports during the winter months, but did you know it offers SPECTACULAR views of Queenstown year-round? You can head up at any time during winter for free or pay a $10 fee during the summertime. There are several points where you can stop and admire the outlook! 

Food with a view… quite literally anywhere! 

There is a range of great takeaway options in town including the world famous ‘Ferg Burger’ and much more. With every corner of the city displaying some sort of scenery, you really could not want for much more when it comes to a scenic picnic. Park up at your favourite spot with your meal of choice and enjoy. Some of our favourite spots are the Lakefront, Frankton Beach and the Queenstown gardens.  

Ice-skating year round 

A fun activity for all ages and at a cheap price too, just $20 for any age over 5! (Under 5’s are $12). There are also additional activities such as ‘Ice Bumper Cars’ and ‘Stick & Puck.’ Head to the Queenstown Ice Arena website for more info or to book your time.

Arcade, bowling, escape room and more! 

One of the more recent additions to Queenstown is Kingpin– a large and exciting facility with bowling lanes, bars, food, an escape room, a large arcade and more! Their activities are also reasonably priced. The arcade is pay as you go so you can choose how much you want to put on your card (games range from anywhere between $1.50-$5 on average). You can pay for the activities in packages or on their own, each activity per person costs around $29. A tip from us- do not purchase alcohol here, it will break the bank! Head up to the Bavarian for a stein or one of other the local bars in town.

‘Time Tripper’- Underwater Time Travel Experience 

‘Queenstown’s only underwater experience takes you on a journey through time and legend beginning many millions of years ago. Your time travel pilot will guide you back 90 million years, through the time of the dinosaurs, take you to when New Zealand was formed, fly you deep into the earth when the Southern Alps were created and through the glacier that carved out Lake Whakatipu. Ending in present day Queenstown, you then experience adventure activities you can do – all from the comfort of your rumbling seat! You then experience 15 minutes of underwater viewing where we feed the famous diving ducks, slinky eels and rainbow & brown trout that lie beneath.’

Adults cost $15 and Children are $8- book through their website linked here for 10% off adults. 

Now that your headed in the direction to have your property listed with us, we wanted to provide you with a fail-proof guide to help make your property a STANDOUT in the market! Below are 6 of our top steps to achieve the best results and reviews. 
 

Make sure to refer to our previous blog posts on our website including “Thinking about renting your property, but not sure where to start?” and “The Next Step- Declutter & Attract Bookings!” to delve deeper into the startup steps of listing your property.  

1. Exposure- Let us get you seen! 

We have 5 main booking portals within our business this including our website, Airbnb, Booking.com, HomeAway and Marriot. This ensures your property is seen around the globe by as many people as possible, which of course means more bookings! With no extra charge and no extra hassle of having to manage the booking portals yourself, it really is the ideal option. Don’t just rely on the one portal for your bookings- let us do the mahi so you can get the treats. 

2. Photography- Paint the picture

High quality images with the fire pumping, the beds professionally made and a platter or two to set the scene can have a profound impact on the customer choosing your property. If a guest can see themselves at home within your space using top quality pictures you are sure to attract those bookings.  

3. Bedding configuration- Practical yet flexible

A question we are often asked by guests is “can we split one of the king beds into two singles?”. It can be a great option to have 2 single bases pushed together to form kings in some of the rooms so that if guests need to do this, they can. It’s another way of catering to all guests needs at a reasonable cost to you! 

4. Personalization- Create an experience to remember

We offer an endless array of personalization options fit for any occasion, this saves the guests an extra job and helps them take a break from their holiday admin. For example, a platter and some drinks upon arrival or if they are planning for a birthday, a gorgeous cake fit for the occasion can be supplied. Even things like catering to the little ones with a cot or highchair. 

5. Amenities- Go the extra mile! 

Another fantastic way to stand out is by providing extra bits and pieces to add convenience to your guests. Some things we like to recommend (which we can organize if you do not already have them) is things like a coffee machine, we often have Nespresso machines as these are simple to use. We can also put things like salt and pepper etc in the cupboards (or you can leave this yourself if it is easier). We also provide toiletries including shampoo, conditioner, body wash, hand soaps, laundry liquid as well as toilet paper and tissues and much more!  

6. Let your guests relax- Take away the holiday stresses

Cleaning, changing linen and rubbish removal are all things guests don’t want to have to worry about whilst on holiday. With the exception of course of cleaning up after themselves and putting their rubbish in the bins provided. We provide all these services for you including professional cleaners between each stay who also take care of the linen. In terms or rubbish, if your property does not already have residential bins, this is something we can organize.  

Off on an overseas vacation and want to list your property to guests as a short-term holiday home?
 
Unfortunately, there’s a bit more involved than just popping the keys in the lockbox and heading to the airport. But no need to stress- we’ve got you covered! Let us help you make the process as simple as possible by following our steps to preparing your property.

Declutter Your Space and Lock Up 

First up let’s make sure there’s some storage space to store your personal belongings, if there aren’t cupboards sufficient within the property, the garage is a great option! Box up your belongings, pop a lock on the door and you’re good to go! Otherwise outsourcing a storage space or container can also be a great idea.  

On the topic of locks, it’s important to make sure these are updated prior to your departure. Ensuring all doors at the property have decent locks on them is a great way of safeguarding your home, as well as door locks, locks on cupboards will be needed if you are storing belongings in here. We recommend owners have a lockbox at the property to store the key, otherwise a digital lock is also a great option (these both make check-ins and outs a lot simpler).  

The ‘ideal’ holiday home should be free from clutter and personal belongings, not only for the guest’s comfort, but for your privacy also. Things like family photos, items that hold sentimental value, and basically anything else you wouldn’t want tampered with or used will need to go into storage. Places like bathroom drawers and the kitchen/pantry areas should be completely emptied to ensure adequate space for guest’s belongings. Leaving condiments, spices and things such as baking goods are fine, but sticking to the approach of ‘the cleaner the better’ is preferred!  

Have a Tidy-Up! 

Take the time to give your property a deep clean before you head off, alternatively we can organize our cleaners to do this for you. They also manage cleaning in between each stay, bedding and linen is included in this also.

We can also take care of maintenance, damage or any issues that need fixing prior to your departure and during the time you’re away with our tradesmen. We recommend giving your property a thorough inspection before listing it- make sure all kitchen and laundry appliances are working as they should, this will save any confusion around issues or damage in the future. We can also do this for you and we will make note of anything that needs repair, or any wear and tear, and report back to you. 

Stand Out from The Crowd

Go above and beyond for the guests! Let’s get the people talking and recommending your property to others. We like to provide our guests with locally sourced and eco-friendly toiletries including shampoo, conditioner, body wash, toilet paper and tissues. We also supply cleaning products like dish liquid, tablets, laundry liquid and much more!

Small complimentary touches such as coffee, tea, sugar and the odd condiments also make a big impact- convenience is a great thing to consider as guests are most likely in holiday mode. If you have these already in bulk, or you would like to purchase them this is great option and can also save you money. Of course, WIFI is also another big one, today it is a contributing factor to a 5-star stay! 

Providing guests with a ‘Guest Guide’ is another BIG YES! Again, for convenience. Having one place where they can go too to find all the properties information saves questions, stress and time. We create a guest guide for each of our properties and have these displayed via QR codes- easier on the environment and it’s as easy as scanning the code with your phone to access the information. We can provide you the template to fill out (as you know your property better than anyone!) then we can then run over this and make it super user friendly. 

Our office is always open for a chat or any questions- feel free to pop in and see us in our new space. Let’s chat about the best options for you! 

– Tāhuna Hideaway Team