New Zealand’s 2026 election: Holiday rentals and housing for permanent residents in Queenstown Lakes

The key difference is between making it more attractive to build housing, making it more attractive to rent homes to permanent residents, and restricting the use of residential properties for holiday accommodation. New Zealand’s political parties differ on these approaches, and central government and the Queenstown Lakes District Council have different powers to implement them.

For someone working in hospitality in Queenstown and renting a room, there are four particularly relevant questions to consider:

• Availability: Would a party’s policies encourage more homes to be rented to people who live and work in the district year-round?
• Security: Would its policies make renting more stable and protect tenants from unexpected housing changes?
• Affordability: Would it increase the supply of reasonably priced rentals, rather than primarily expensive new homes?
• Holiday accommodation: Would it restrict or discourage the conversion of residential homes to short-term visitor accommodation, such as Airbnb?

These questions are related, but they are not interchangeable. Building more houses does not automatically make existing rooms cheaper, and restricting holiday rentals does not guarantee that landlords will offer their properties to permanent residents.

The following comparison uses published 2026 election policies and existing rules, with an emphasis on what could affect housing in Queenstown Lakes. Party policies can change during the campaign, so it is important to distinguish announced proposals from rules already in force.

1. What the parties are proposing

The main distinction in the 2026 election is between policies that rely on private housing supply and investment, and policies that put more emphasis on rental protections, public housing, and changing the financial incentives around property.

The table below summarises relevant published positions. It is not a ranking of parties, and a policy announcement does not mean it has been enacted or will necessarily be implemented.

Party	Relevant published policy direction	Possible relevance to Queenstown Lakes
National Party of New Zealand	Has emphasised housing supply, development and access to home ownership. The current government's housing policy has also restored interest deductibility for landlords.	More housing construction could increase accommodation options over time. The direct effect on room rents and the supply of long-term rentals is less certain.
ACT New Zealand	Emphasises private enterprise, reducing regulatory barriers and housing development. Its 2026 policy announcements also include a local tourism dividend.	Relevant to questions about development costs, private investment and how tourism revenue could contribute to local infrastructure.
New Zealand Labour Party	Has announced a capital gains tax on investment-property profits, alongside broader cost-of-living and housing measures.	Changing the tax treatment of investment property could affect investment decisions, but the effect on holiday rentals, long-term rental supply and rents is uncertain.
Green Party of Aotearoa New Zealand	Proposes stronger renters' rights, a 2% cap on annual rent increases, more public housing, and reversing tax changes benefiting landlords. It has also announced powers for councils to impose visitor accommodation levies and a national short-term accommodation register.	Directly relevant to rental stability and council powers over holiday accommodation, although the proposals would need to be implemented and their local effects assessed.
Te Pāti Māori	Its published housing proposals include rent controls, a wealth tax and a 2% annual tax on residential homes left empty for more than three months.	The empty-home proposal could affect owners who leave properties unused, while rent controls would directly address rental-price increases if implemented as proposed.
The Opportunities Party (TOP)	Proposes a land value tax, deferred for two years while land is developed, and measures to help fund housing and infrastructure.	Could change the financial incentives for holding land and support housing-related infrastructure, depending on the final design.
New Zealand First	Its published positions include prioritising New Zealand citizens for social housing and returning 50% of mining royalties to regions to fund infrastructure and services.	Relevant to eligibility for public housing and regional infrastructure funding, though neither proposal directly guarantees more affordable private rooms for hospitality workers.

Sources and important qualifications: This comparison draws on the 2026 housing-policy comparison at Policy.nz, the Property Council of New Zealand's election policy comparison, the Green Party's housing proposals, and its October 2026 announcement on tourism infrastructure. The Property Council is an industry organisation, so its assessment of policies reflects its own advocacy priorities. The party positions above should be checked against the parties' full policies for the latest details. policy.nz, propertynz.co.nz, greens.org.nz, greens.org.nz

Which differences matter most for a room renter?

Three policy distinctions are worth separating.

A. Direct protection for renters

The Greens' proposed 2% annual rent-increase cap and reversal of no-cause evictions are examples of policies aimed directly at rental stability. These are proposals, not protections you should assume are already in force.

A rent-increase cap would constrain how quickly rent could rise under the policy's rules. Eviction protections would concern the circumstances in which a tenancy could be ended. Neither automatically creates more available rooms.

It is also important to distinguish renting a room under a formal tenancy from living in a room as a flatmate. The legal protections that apply can differ depending on your arrangement.

Source: Green Party housing proposals. greens.org.nz

B. Changing the incentives for property owners

Labour's proposed capital gains tax on investment-property profits, the Greens' proposed reversal of landlord tax changes, and Te Pāti Māori's proposed tax on certain empty homes take different approaches to property investment.

These policies could influence whether owners sell, hold, develop, or rent out their properties. However, the effects are not automatic. For example, an owner might move a property from holiday accommodation to a long-term rental, sell it to another investor, or leave it vacant. The tax design and enforcement would help determine the outcome.

C. Giving councils more power over tourism accommodation

The Greens' October 2026 announcement is particularly relevant to Queenstown Lakes. It proposes enabling councils to set their own visitor accommodation levy, charge higher levies on short-term rentals, and use a national register of short-term accommodation.

This would primarily give councils tools to collect revenue and monitor the sector. It would not, by itself, prohibit holiday rentals or require owners to offer long-term tenancies. Those outcomes would depend on the legislation and any additional rules adopted by the council. greens.org.nz

2. What could central government change that the district council cannot easily change alone?

This is an important part of the question, because some of the most consequential housing decisions are made in Wellington, while others are made locally.

A. National rules for short-term rentals

Central government can pass legislation that gives councils new powers, establishes national requirements, or changes the wider legal framework for short-term accommodation.

Possible changes include:

• Giving councils explicit authority to charge a visitor levy or a higher levy on short-term accommodation.
• Establishing a national register of holiday rentals, making it easier to identify properties used for visitor accommodation.
• Giving councils additional legal tools to restrict short-term letting in residential areas.
• Changing national tax settings that influence the relative attractiveness of holiday rentals and long-term rentals.

For example, the Greens' October 2026 proposal would allow councils to set local visitor levies and charge higher rates on short-term accommodation. A national register could also help councils monitor properties more consistently. These are proposed changes, not existing nationwide requirements. greens.org.nz

A key distinction: a visitor levy raises money from tourism; a restriction on holiday rentals changes how homes can be used. One does not automatically achieve the other.

B. Funding for affordable and public housing

Central government can fund public housing, support community housing providers and establish programmes that help deliver affordable rental homes.

This matters because building houses for the private market does not guarantee that hospitality workers will be able to afford them.

In Queenstown Lakes, the Queenstown Lakes Community Housing Trust provides housing through initiatives that include affordable rentals and assisted home ownership. Its work illustrates how housing can be provided on terms different from those of the open market.

National government could expand or reduce funding for such providers, depending on its policies and budget decisions. It could also consider whether funding should support not just emergency and social housing, but affordable rental homes for working households whose incomes are too high for some forms of assistance but too low to comfortably afford local market rents.

The Greens have proposed building tens of thousands of public homes and supporting community housing providers. The practical effect in Queenstown Lakes would depend on funding, available land, construction capacity and eligibility rules. greens.org.nz

C. Tax rules affecting landlords and property investors

The government controls the national tax system, including income tax and the tax treatment of residential investment property.

Changes could affect:

• The after-tax return from renting out a property long-term.
• The relative financial attraction of holiday accommodation.
• Incentives to leave homes vacant.
• Investment in new rental housing.

Labour's proposed 28% capital gains tax on profits from selling investment property, excluding the family home, is one example of a national tax proposal. It is scheduled under Labour's published plan to apply to profits made after 1 July 2027. It would not be a tax on a landlord's annual rental income. labour.org.nz

However, tax changes are not a direct substitute for short-term rental regulation. Their effect on the availability and price of long-term rentals would depend on how property owners respond.

D. National tenancy law and renter protections

Central government can change the Residential Tenancies Act and the legal protections that apply to tenants.

Possible reforms include:

• Limiting how frequently or how much rent can increase.
• Changing the circumstances in which landlords can end a tenancy.
• Strengthening minimum housing standards and enforcement.
• Clarifying the rights and responsibilities of landlords, tenants and flatmates.

These changes could be particularly important for people who need to remain in the same area for work.

There is one important complication for room renters: not everyone renting a room is legally a tenant under the Residential Tenancies Act. If you rent a room from a homeowner who lives in the same house, or if you are a flatmate named only in an agreement with another tenant, different rules may apply.

A change to tenancy law could therefore be highly relevant to your circumstances, but the details of your current arrangement matter.

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3. What can the Queenstown Lakes District Council change itself?

The Queenstown Lakes District Council already has significant powers over land use, development and short-term visitor accommodation.

Its official Short-Term Visitor Accommodation guidance explains the current system.

A. Regulate holiday accommodation through district planning rules

QLDC can set rules governing where residential properties may be used for short-term visitor accommodation and under what conditions.

Under the current rules, requirements vary according to the property's zoning and the type of accommodation. Properties used for short-term visitor accommodation must be registered where required, and resource consent may be necessary if the activity exceeds the applicable standards.

The council can also use its planning and consenting processes to consider the effects of proposed developments and accommodation activities.

This gives the council a way to manage the balance between tourism and residential use, although the legal limits and applicable planning rules constrain what it can do. qldc.govt.nz

B. Change how short-term accommodation is rated

Council rates are another local policy lever.

QLDC's current guidance says that properties used for short-term visitor accommodation may face higher rates, depending on the type and extent of use. For example, the council states that residential visitor accommodation operating for up to 180 days may be rated as mixed use, with rates increasing by approximately 25–35%; operation for 181–365 days may result in accommodation rating, with rates increasing by approximately 50–80%.

These are indicative figures from the council's published guidance, not a universal surcharge that applies identically to every property. qldc.govt.nz

A different rating structure could change the financial incentives for property owners. But rates alone cannot guarantee that a home will become a long-term rental.

C. Enable more homes to be built

QLDC makes local decisions about zoning, density, subdivision and resource consents, within the national legal framework.

It can influence:

• Whether more homes can be built on suitable residential land.
• Whether apartments and smaller homes can be developed in appropriate locations.
• How much new housing can be built in town centres and established neighbourhoods.
• How new developments connect to transport, water and other infrastructure.

These choices matter in a district where housing demand is closely connected to tourism and seasonal employment.

However, the council cannot independently change national income-tax rules or rewrite the national tenancy framework. Nor does approving a development guarantee that the resulting homes will be affordable to workers on hospitality wages.

D. Support affordable housing and community providers

The council can work with housing trusts, iwi, central government and other organisations to facilitate housing projects.

It can also make decisions about council-owned land and infrastructure, subject to the applicable rules and agreements.

One potential issue is whether new development produces a mix of homes that supports the local workforce, rather than only adding high-priced properties.

The council's choices about planning, infrastructure and partnerships can affect this outcome, but some options require legislative authority or funding from central government.

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4. Would restricting holiday rentals solve Queenstown's housing shortage?

It could help, but the extent of the benefit is uncertain.

A useful starting point is to distinguish three different situations:

Property situation	What could help make housing available to residents?
A house is regularly used for short-term holiday bookings.	Rules or financial incentives that make long-term residential use more attractive, or restrictions on short-term letting.
A house is empty for much of the year and rarely used.	Policies targeting vacant homes, or incentives to bring suitable properties into residential use.
There are too few homes for the number of people working in the district.	More housing construction, affordable rental programmes, appropriate density and infrastructure investment.

These are different problems, and they may require different responses.

A September 2025 report by The Spinoff described Queenstown's housing shortage alongside evidence of substantial numbers of empty houses on census night. It also reported that the council's short-term accommodation restrictions were not universally regarded as effective, with concerns about monitoring and enforcement.

The same report described the work of the Queenstown Lakes Community Housing Trust, which provides alternatives to relying entirely on the private housing market. These examples illustrate why the issue is not simply the number of houses built: it is also how the existing housing stock is used and whether residents can access it at prices they can afford. thespinoff.co.nz

There are also trade-offs to consider.

• If holiday rentals are restricted, some owners might switch to long-term tenants, but others could sell, leave their properties vacant or pursue another permitted use.
• If new homes are built, supply could improve, but the price and type of housing may not match what hospitality workers can afford.
• If landlords face stronger tenant protections, residents could gain greater security, but the effects on investment and rental supply would depend on the policy design.
• If tourism accommodation is taxed more heavily, the revenue could help pay for visitor-related infrastructure, but the tax would not automatically create additional homes.

The important question is not simply whether a party supports more housing. It is what kind of housing it wants to enable, who it expects to provide it, and what measures would help permanent residents access it.

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5. How to compare the parties against your own housing concerns

Rather than treating housing as a single election issue, it may help to compare party policies against four specific outcomes.

Question to investigate	Policies most relevant to it
Would I have a better chance of finding a room or rental that remains available year-round?	Short-term accommodation rules, incentives for long-term rentals, public and affordable rental housing.
Would I be less likely to face sudden rent increases or lose my accommodation unexpectedly?	Rent-increase rules, tenancy termination laws, enforceable rental standards and protections for flatmates.
Would there be more housing I could realistically afford on hospitality wages?	Public housing, affordable rental developments, community housing, housing density and construction costs.
Would Queenstown Lakes have greater control over the effects of tourism on residential housing?	National legislation enabling local regulation, short-term rental registration, visitor levies and council planning powers.

For the first three questions, it is worth looking beyond headline promises. Check whether a party specifies how many homes it intends to provide, who will qualify, how the programme will be funded, and when the changes would take effect.

For the fourth, distinguish between policies that give the council more money and policies that actually allow it to limit the conversion of homes to holiday accommodation.

You can compare the parties' published positions using Policy.nz's 2026 housing comparison and check their latest announcements on their official websites.

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6. The central government versus the council: the practical difference

In short:

• Central government can change national tax and tenancy laws, fund public and affordable housing, and give councils additional legal powers.
• Queenstown Lakes District Council can regulate land use under its planning framework, administer local short-term accommodation requirements, make rating decisions within the law, and work with housing providers.
• Both levels of government can contribute to housing supply, infrastructure and affordable housing initiatives, but their decisions need to work together.

For your situation, the distinction matters because a policy can sound helpful without addressing the actual source of insecurity. A promise to build more homes may not help you find a stable room in the near term. A restriction on holiday rentals may increase the potential supply of long-term accommodation without guaranteeing lower rents. And stronger tenant protections may improve security without solving the shortage of rooms.

A final point to check before voting

The election is scheduled for 7 November 2026. Before deciding how much weight to give each housing proposal, check the latest published party policies and whether a proposal is a firm commitment, a general aspiration or an idea that would require further legislation.

The most useful comparison for your circumstances is one that covers long-term rental availability, affordability on hospitality wages, security for room renters, and the council's ability to manage holiday accommodation—rather than relying on housing supply figures alone.

Queenstown housing and the 2026 election: what parties could change

For someone working in Queenstown hospitality and renting a room, the issue is bigger than whether a property is listed on Airbnb. It's whether people who keep the local economy running can find a stable, affordable place to live throughout the year.

Yes, parties differ on housing and short-term visitor accommodation, but there is an important distinction: some policies could change the incentives for property owners to host tourists, while others focus on building more homes, controlling rents, funding infrastructure or expanding public and community housing.

As of 26 October 2026, New Zealand's general election is scheduled for 7 November 2026. The policies below reflect published announcements available during the campaign, which may still change. NZ election 2026: What every party plans for housing, rankedElection Policy Comparison

1. Why holiday rentals matter in Queenstown Lakes

Queenstown Lakes District Council (QLDC) acknowledges that short-term visitor accommodation can make homes unavailable for long-term rentals and contribute to the district's housing shortage. The council also recognises that hosting visitors provides additional income to property owners. Short Term AccommodationQLDC

Permanent housing

A home occupied by a local worker or rented to a household year-round supports a stable local workforce. The challenge is that housing supply, rental affordability and demand from people moving to the district all interact.

Short-term visitor accommodation

A whole house or apartment used mainly for holiday stays may no longer be available to permanent residents. But not every holiday rental is a lost long-term home: some are spare rooms, owner-occupied homes or properties that would not otherwise be rented long-term.

The council already regulates short-term accommodation through district-plan zoning, registration and resource-consent requirements. The rules depend on the property and its location; they are not simply one universal night limit for the entire district. Short Term AccommodationShort-Term Visitor Accommodation

That means the key questions for voters are whether to tighten those rules, how to enforce them, and how to increase the supply of homes that local workers can actually afford.

2. How the main parties differ

The clearest differences are between parties proposing stronger renter protections and more public housing, parties prioritising development and private investment, and parties proposing new ways to make tourism contribute to local costs.

Party	Relevant published 2026 positions	What it could mean for a Queenstown renter
Green Party	Proposes a national register of short-term rentals, allowing councils to charge them a higher visitor levy, and enabling local bed levies. It also proposes capping annual rent increases at 2%, reversing no-cause evictions and building tens of thousands of public homes. Greens give councils tools to fund tourist infrastructureGreens announce plan to end homelessness & fix housing crisis	Addresses visitor-accommodation oversight, rental stability and the supply of public housing. The effect would depend on the final rules and implementation.
Labour	Proposes a targeted capital gains tax on profits from investment properties, alongside housing and construction measures. Its 2026 platform includes a $2.9 billion capital allocation for its Start Work Now programme, including housing, schools and hospitals. Labour's 2026 Election PoliciesThe property policies: How election 2026 housing promises line up	Tax changes could alter investment incentives, while construction investment could help increase supply. A specific nationwide short-term-rental restriction was not established in the sources reviewed.
National	Emphasises enabling development, fast-track approvals and private housing supply. It has announced wider access to 5% first-home deposits and a policy to redirect more International Visitor Levy revenue to councils. It has ruled out a new bed tax. Major Queenstown Housing Development Approved through Fast-track2026 Election PolicyNational wants to give councils cut of visitor levy after bed tax rule-out	Could support additional housing and local visitor infrastructure, but the visitor-levy proposal is not itself a restriction on holiday rentals or a guarantee of affordable long-term rooms.
ACT	Emphasises property rights and reducing barriers to development. Its property-sector election summary also identifies a proposed local tourism dividend. Election Policy ComparisonElection Policy Comparison	The emphasis is on development and local tourism funding rather than a demonstrated nationwide cap on holiday rentals. The precise effect depends on the details of the proposed dividend and planning reforms.
New Zealand First	Has publicly supported prioritising citizens for social housing and returning 50% of mining royalties to regions for infrastructure and services. Election Policy ComparisonElection Policy Comparison	These positions concern access to public housing and regional funding, rather than a clearly documented policy to move holiday homes into permanent rentals.
Te Pāti Māori	Its published positions reported in election policy comparisons include rent controls, a wealth-tax approach and a 2% annual tax on residential homes left empty for more than three months. Election Policy ComparisonElection Policy Comparison	Rent controls could affect rental costs, while the empty-home tax targets a different issue from actively occupied holiday rentals. The full housing-policy details should be checked before assuming how the measures would work together.
The Opportunity Party (TOP)	Proposes a land value tax, with a two-year deferral while land is developed, and changes to help councils fund infrastructure and social housing. Election Policy ComparisonElection Policy Comparison	Focuses on land-use incentives and housing finance rather than a specific short-term-rental cap in the sources reviewed.

These are policy differences, not a ranking of the parties. For the latest details, the Policy.nz 2026 housing comparison is a useful cross-party starting point. Party policies can change during the campaign, and the absence of a policy in this summary does not necessarily mean a party opposes it.

3. What can the Government change that QLDC cannot?

This is one of the most important distinctions for your situation.

Central government

National laws, taxation and funding

The Government and Parliament can:

• Change national rental law, including rules on rent increases, tenancy termination and security for tenants.
• Change tax settings that affect the relative returns from long-term renting, property investment and short-term visitor accommodation.
• Give councils new powers, such as the authority to introduce a bed levy or a national short-term-rental registration framework.
• Fund public and community housing, provide infrastructure funding, and change national planning rules governing where and how homes can be built.
• Fund or enable large developments through national consenting and infrastructure arrangements.

Queenstown Lakes District Council

Local planning, rates and enforcement

Within the powers granted by national law, QLDC can:

• Set and administer district-plan rules for short-term visitor accommodation, including registration and resource-consent requirements.
• Apply the district's existing rating rules to visitor accommodation.
• Monitor compliance with local rules and take enforcement action where appropriate.
• Plan local growth and infrastructure, and work with the Queenstown Lakes Community Housing Trust, central government, iwi and the community on affordable housing initiatives.

QLDC's short-term accommodation guidance explains the current requirements. Its Joint Housing Action Plan addresses the wider shortage of suitable homes. Short Term AccommodationQLDC

The practical difference: QLDC can administer local accommodation rules, but it cannot independently rewrite national tenancy law or introduce any tax it wants. Parliament can change those national rules and give councils additional powers.

A good example is the proposed bed levy. In October 2026, the Greens announced legislation to let councils design local levies, including higher rates for short-term accommodation. National, by contrast, has proposed giving councils a greater share of existing International Visitor Levy revenue without introducing a new bed tax. Those approaches could both fund visitor-related infrastructure, but they would operate differently. Greens give councils tools to fund tourist infrastructureNational wants to give councils cut of visitor levy after bed tax rule-out

4. Would restricting Airbnb actually help you find a room?

It could help, but it is not guaranteed to solve your particular problem.

Consider three possible policy approaches:

A. Limit short-term letting of entire homes

Stricter night limits, tighter consent rules or more consistent enforcement could encourage some owners to switch to long-term rentals. The benefit would depend on how many properties actually return to the rental market, their location and their affordability.

B. Build more homes for workers

More housing does not automatically mean more affordable housing. For hospitality workers, the relevant measures are homes at attainable rents, smaller dwellings, suitable shared accommodation and developments close to work or reliable transport.

C. Make renting more secure

Stronger tenancy protections could reduce the risk of an unexpected rent increase or eviction. However, a room in an owner's home or a flatshare may not provide the same legal protections as a standard tenancy, so the type of agreement matters.

The district's own housing action plan identifies the shortage of rental accommodation as a barrier to attracting and retaining workers. It calls for collaboration with employers and the community on workforce housing solutions. Queenstown Lakes DistrictQLDC

One other distinction matters: an empty property and a holiday rental are not the same. A tax on homes left empty for months would not necessarily affect a property regularly occupied by tourists. Likewise, a levy on visitor stays might fund infrastructure without creating a single additional long-term rental.

5. What to look for before you vote

Given your work and housing concerns, you could assess each party against these concrete questions:

• Availability: Would its policies bring more entire homes back into long-term rental use, and how would compliance be checked?
• Affordability: Does it propose measures aimed at rents that working people can afford, rather than simply increasing the total number of homes?
• Security: Would the tenancy protections cover your type of room rental, and would they reduce the risk of losing your accommodation?
• Workforce housing: Is there a funded commitment to smaller, shared, public or community housing in Queenstown Lakes?
• Tourism costs: Would visitors contribute more towards the infrastructure needed by the district, and would that money actually reach local services?

You can check party announcements against the 2026 housing policy comparison, the QLDC housing action plan and the parties' own election policy pages.

My main takeaway is that holiday-rental restrictions, affordable housing supply and rental security are three separate policy questions. A party might address one without doing much about the others. For your circumstances, it is worth looking for specific commitments on all three, especially commitments that apply to renters rather than only first-home buyers.