Housing more with what we have

Noosa Shire has a limited range and choice in housing, dominated by low density large 3-4 bedroom detached houses, the majority of which are occupied by small households. Many of the smaller 1-2 bedroom supply of units and townhouses are within resort complexes and are not always available or suitable for permanent occupation.  

The average number of people per household in Noosa Shire is 2.4 and even houses of 4 bedrooms or more have an average household size of less than 3 people.  Overall, most households living in Noosa Shire consist of just 1 or 2 people.   

This often reflects a choice by residents who wish to continue to live in their home after the children have grown and moved away, as well as newcomers who like to have spare bedrooms for family and friends who visit.  Whilst this option is available to many residents of Noosa Shire who enjoy housing security, some people cannot find housing that suits their physical or financial circumstances within their community.  

The supply and availability of housing is also impacted by many houses and units being used as private holiday homes or short-term accommodation.  Council is addressing this in numerous ways including regulatory and financial measures.  

Overall Council’s strategy is to increase the supply, diversity, availability, affordability and choice of housing in Noosa Shire to better meet the housing needs of its community.  

Tiny homes can provide an affordable cost-effective housing option for small households on a property large enough to safely accommodate somebody else’s tiny house. 

Somebody else’s relocatable, manufactured dwelling or tiny house on wheels might offer a perfect arrangement where limited capital funds are available to build a secondary dwelling.  

Please note: There are rules around letting somebody “camp” on a property (in a tent, RV/caravan or in their car). These rules are around safety, sanitation and hygiene. As much as we want to provide a safe space, guests must have access to drinking water and bathroom facilities and somewhere to dispose of their waste. For example, a guest cannot be hooked up to the house’s power and garden hose and allow greywater to run into the garden or stormwater drain. 

Council has a factsheet specifically on the rules around tiny houses; when they are buildings and when they are considered caravans. (Refer to Fact Sheet No. 7 ). 

Rooming accommodation differs from a share house in that there are separate rental agreements for each tenant, not one combined agreement over the whole property. The tenants typically have no prior connection and may join the household at different stages.  

Outside of their private room (sometimes with their own ensuite) the tenants share other rooms such as the kitchen, laundry, lounge room or outdoor living.  

Small-scale rooming accommodation uses (no more than 5 bedrooms) do not require planning approval. However, a building approval will be required to change the use of a dwelling to a boarding house. 

Owners/operators need to ensure rooming accommodation complies with building code requirements and plumbing legislation so accommodation for tenants is safe. For example, if an existing dwelling house is converted to rooming accommodation, additional fire safety requirements under the building code will apply. 

One on-site car parking space per 2 bedrooms is required and one extra if an odd number (e.g. 5 bedrooms would need 3 car parking spaces). 

Infrastructure charges apply to rooming accommodation as per the Infrastructure Charges Resolution, with credits for an existing house. 

For generations, taking in a lodger or boarder was common practice and is still an effective way to provide accommodation, share housing costs and potentially make new friends. There are many ways to advertise an available room for rent online, including local notice boards or the newspaper. However, if this is a bit daunting there are organisations that can assist finding a suitable lodger / boarder. In general, a lodger just receives accommodation, whereas a boarder also receives meals.  

Local churches, community organisations, business chambers, Tourism Noosa or favourite restaurants can probably all identify or even recommend local workers or retirees in need of rental accommodation.   

Questions about receiving rent and how it affects pensions or tax on the income should be discussed with tax accountants or Centrelink. 

The treatment of income for social security purposes depends for instance on the boarding situation, and whether meals are also provided, whether the home is owned or have mortgage payments etc. This is spelt out in the Federal Government’s Social Security Guide to Income from boarder and lodgers.

Sometimes lodgers will pay household bills, help with repairs and yard maintenance, provide transport, buy groceries or run errands, etc. in exchange for accommodation. 

The Residential Tenancies and Rooming Accommodation Act 2008 does not apply to residential tenancy agreements for boarders or lodgers. However, a lodger/boarder can pay a bond, and where taken, the bond must be lodged with the RTA. 

Letting out more than 5 rooms would be considered a commercial venture and shouldn’t be embarked on without professional planning and financial advice 

Lodgers or boarders generally stay at least 3 months, and collectively form a household. However, some transitory workers including contract holders and working holiday visa holders stay for shorter periods, as they don’t always know how long their work will last. 

There are different rules and regulations around accommodating tourists and travellers on a short-term basis (anything less than 3 months).   

Hosting short-term paying guests in “bed and breakfast” accommodation in spare rooms or studios falls under the land use definition of home-based business. This requires registration under the Short-Stay Letting and Home Hosted Accommodation Local Law, primarily to manage guest safety and residential amenity.  There is no obligation to provide guests with meals, but providing safe accommodation, and meeting health, building and fire safety standards is required. 

Noosa has always had a proportion of its housing used as holiday accommodation. The rise of online booking platforms and interchangeable use of dwellings between visitors and residents, has led to impacts on housing security, availability and affordability, particularly in the rental housing market.  

Holiday homes or units rarely used, or let only to short-term guests, would provide a much-appreciated home to a local family or individuals.  

Making holiday homes and short-term accommodation available to permanent residents becomes part of the housing solution, with additional savings including:  

• Reduced Council rates  
  
  

• No local law fees 

• Less maintenance and upkeep  

• Less management and advertising costs  

• Reduced insurance  

• No cleaning and linen costs  

• Guaranteed yearly income, and  

• Tenants pay the utility bills  

Considering tenants who find it particularly hard to compete in the private market, such as young workers, people with a disability, students or pensioners are also part of the housing solution. 

There are also opportunities to headlease properties at market value to community housing providers, who carry the responsibility of the tenancy and often the rates.