Victoria Short-Stay Levy Host Toolkit (Calc + Cheatsheets)

Victorian Short-Stay Levy Toolkit (7.5%) — Host Edition
Everything a VIC host needs to calculate, message, and record the new levy correctly - without reading dozens of pages of guidance.

What changed: From 1 Jan 2025, short stays under 28 consecutive days in Victoria attract a 7.5% levy on the total booking fee (accommodation + cleaning + host/guest fees + any GST). The math is unintuitive (levy-on-levy with round-down to the nearest $0.05), platforms handle some bookings, and direct bookings are the owner’s responsibility. This toolkit gives you plug-and-play tools that mirror the official process.

You’ll get
• Excel calculator (with example): correct gross-up math + auto $0.05 round-down, and a warning if you under-collect.
• Quick-Start (2 pages): what’s included/excluded, platform vs direct booking, who lodges, and record-keeping.
• Platform vs Direct cheatsheet (1 page): fast flow to decide actions for each booking.
• Reconciliation workbook: a ready ledger + return planner (annual vs quarterly threshold baked in).
• Guest message template and invoice wording for direct bookings.
• Bookkeeping mapping (Xero-friendly) + month-end checklist.
• Excluded-property (PPR) links.

Works with: Microsoft Excel (Windows/Mac). Google Sheets helper provided.
Updates: Free updates through March 2026 if guidance or platform handling changes.
Important: General information only - not legal or tax advice.

Toolkit:

Excel calculator:

Reconciliation workbook:

Quick start guide:

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FAQs

Q1) If Airbnb collects/remits, why do I need this?
Because many hosts take at least some direct bookings (phone/email/website/repeat guests). For those, you must register, calculate, lodge, and pay. You also still need clean records (statements, messages, invoices) for platform bookings and PPR/exclusion declarations.

Q2) What exactly is the levy base?
The total booking fee: accommodation + cleaning + host/guest service fees + any GST on those items. Exclude payment-method surcharges and any refunded amounts.

Q3) What is “levy-on-levy” and why the gross-up?
If you itemise a “levy” line, that line is still part of the total. Without a gross-up, charging “7.5% of base” under-collects. The calculator uses formula to get the correct amount.

Q4) Why round down to $0.05?
The rule requires rounding down (not nearest) to the nearest 5 cents if the amount isn’t already a multiple of $0.05. The calculator and the ledger do this for you.

Q5) Who lodges and when?
• Platform booking (e.g., Airbnb): platform collects & remits. Keep the statement and your proof.
• Direct booking: you lodge & pay. Quarterly if your total booking fees ≥ $75k in the year; otherwise annual.

Q6) Does this cover exemptions like PPR?
Yes — the pack includes links to the declaration process (and notes on evidence retention for 5 years). Use the included message/notes to explain pricing to guests.

Q7) I’m not GST-registered. Does the calculator still work?
Yes. Enter the actual line items you charge. If GST applies to any component (e.g., cleaning via a GST-registered entity), include it in that line. The levy is calculated on whatever is included in the total booking fee.

Q8) Can I use this for multiple properties?
Host Edition: yes, for properties you personally own/manage.
If you’re an accountant/manager using it with multiple client owners, choose Consultant Edition.

Q9) What if guidance changes?
You’ll receive free updates through March 2026. We version changes in the CHANGELOG.

Q10) Refunds?
If you can’t open the files or the toolkit doesn’t work as described for your setup, contact us within 30 days for help or a refund.