Rest Easy NZ Limited · Version 1.3 · Effective 29 July 2026 · Last updated 29 July 2026
These Owner Terms and Conditions (“Terms”) govern the relationship between Rest Easy NZ Limited (“Rest Easy”, “we”, “us”, “our”) and each property owner (“Owner”, “you”, “your”) who engages Rest Easy to manage a property for short-term rental accommodation in New Zealand.
These Terms are incorporated by reference into every Short Term Rental Management Agreement (“Management Agreement”) signed between Rest Easy and an Owner. By signing the Management Agreement, the Owner agrees to be bound by these Terms as in force at the time, and as updated from time to time in accordance with clause 27.
If there is any inconsistency between the Management Agreement and these Terms, the Management Agreement prevails to the extent of the inconsistency for any matter specific to the Owner or the Property (parties, commission rate, bank details, signature etc.); these Terms prevail for all other matters.
Plain-English summary (not part of the Terms): Rest Easy manages your property as a short-term rental. You pay a fixed monthly management fee of $150 + GST per property, plus a percentage commission on guest charges (commission rate set out in your Management Agreement). If we manage more than one property for you, the monthly fee applies to each property. All operating costs are yours. You stay responsible for compliance, insurance and tax. Either party can end the arrangement on written notice — typically 28 to 90 days depending on bookings on the calendar at the time. We can update these Terms from time to time and will give you notice before changes take effect.
1.1 Who we are. Rest Easy NZ Limited is a New Zealand company (NZBN 9429051764036) providing short-term rental management services.
1.2 What these Terms cover. These Terms set out the rights, obligations and operating rules that apply to the engagement of Rest Easy by the Owner. They are intended to apply equally to all Owners that Rest Easy manages property for.
1.3 Relationship with the Management Agreement. Each Owner signs a Management Agreement when on-boarding. The Management Agreement records the items specific to that Owner (party details, the Property, GST status, bank account for payouts, commission rate, and signatures). These Terms hold the operational and legal terms common to all Owners.
1.4 Acceptance. By signing the Management Agreement, the Owner accepts these Terms as in force on the date of signing.
1.5 Updates. Rest Easy may amend these Terms from time to time in accordance with clause 27. The current version is always available at www.resteasy.co.nz/terms.
In these Terms:
References to legislation include amendments, replacements and regulations made under that legislation.
3.1 Exclusive appointment. The Owner appoints Rest Easy as the exclusive manager of the Property for short-term rental accommodation. During the term of this engagement, the Owner must not:
engage any other manager, agent or listing service for the Property;
list the Property for short-term rental themselves; or
list, rent, lease or licence the Property for residential, long-term, corporate or relocation tenancy of any kind, whether directly, through a tenancy agent or through any other arrangement, except where the Property is placed under a residential tenancy arranged by Rest Easy under Section 31.
3.2 Authority to act. The Owner authorises Rest Easy to do everything reasonably necessary to perform the management services, including (without limitation): listing the Property, accepting and cancelling Bookings, communicating with Guests, receiving and disbursing Booking Proceeds, engaging contractors, raising claims with Platforms or Guests, and acting as the Owner’s listing intermediary for GST purposes under clause 16.
3.3 No partnership. Nothing in these Terms or the Management Agreement creates a partnership, joint venture or employment relationship between the parties. Rest Easy acts as the Owner’s agent only to the extent expressly set out.
3.4 Sub-contracting and outsourcing. Rest Easy may engage employees, contractors, third-party service providers, suppliers, agencies, virtual assistants, call centres, cleaning companies, channel managers and other persons (in New Zealand or overseas) to perform or support any part of the services. The Owner consents to this and to the transfer of relevant Owner and Guest information to those providers as reasonably necessary. Rest Easy remains responsible to the Owner for those services to the extent stated in these Terms.
4.1 Listings. Rest Easy will create, manage and optimise listings for the Property across major Platforms and the Rest Easy direct booking site.
4.2 Pricing and revenue. Rest Easy will set and adjust nightly rates, minimum-night requirements, length-of-stay discounts, seasonal pricing and other revenue settings, using its judgement (and any dynamic-pricing tools it considers appropriate) to maximise revenue for the Property over time. Rest Easy is not obliged to achieve any particular occupancy or revenue outcome.
4.3 Guest communications. Rest Easy will manage all Guest enquiries, reservations, pre-arrival communications, in-stay support, calendar coordination, check-ins and check-outs.
4.4 Turnovers. Rest Easy will arrange cleaning, laundry, linen supply, consumables restocking and turnovers between Guest stays.
4.5 Issue management. Rest Easy will handle Guest issues, disputes, concerns and complaints on the Owner’s behalf, including overnight and out-of-hours response where required.
4.6 Maintenance coordination. Rest Easy will coordinate minor repairs and maintenance reasonably required to keep the Property in operating condition (see clauses 10 and 9).
4.7 Financial reporting. Rest Easy will provide a monthly statement to the Owner showing revenue, deductions, expenses and the net amount paid.
4.8 Discretion. Rest Easy may take any additional steps it reasonably considers necessary or desirable to manage the Property effectively, including pausing or removing listings temporarily where required for compliance, safety or operational reasons.
4.9 Out of scope. The following are not included in the standard services and, if undertaken, will be quoted separately or on-charged: project management of refurbishments or capital works; insurance claim management beyond reasonable assistance; legal proceedings on the Owner’s behalf; tax filing; bespoke concierge services for the Owner’s personal guests; and any service expressly excluded in the Management Agreement.
4.10 Standard of care. Rest Easy will perform its duties under the Management Agreement and these Terms with reasonable skill, care and diligence.
4.11 Service model — coordination, not on-site labour. Rest Easy provides remote property-management and guest-coordination services. The monthly management fee and commission cover Rest Easy’s services as described in this clause 4 (listings, pricing, guest communications, calendar coordination, financial reporting, contractor coordination, issue management and similar). They do not cover the cost of any physical work at the Property. All on-site work — including (without limitation) cleaning, laundry, linen replenishment, lightbulb and consumables replacement, gardening and grounds, repairs and maintenance, locksmith and security call-outs, appliance servicing, pest control, waste removal and similar — is performed by third-party contractors arranged by Rest Easy.
For work at the Owner’s cost, the contractor’s rate is on-charged to the Owner without mark-up or additional commission by Rest Easy — coordination of that work is covered by the management fee and commission under Section 5.
For work caused by Guest action or inaction (for example a lock-out, lost key, lock replacement, excessive cleaning following misuse, security call-out, or damage), Rest Easy may recover the direct cost from the Guest under clause 11. In those cases Rest Easy may also charge the Guest a service fee for arranging the work, in addition to the direct cost; the service fee is retained by Rest Easy and is not a Guest Charge. Where Rest Easy is unable to recover the direct cost from the Guest, the cost falls on the Owner under clause 11.3; the service fee is Rest Easy’s own risk and is not on-charged to the Owner.
With Rest Easy’s prior agreement, the Owner may perform any of this work themselves or use their own preferred contractor (see clause 10.4).
5.1 Fees. The Owner agrees to pay Rest Easy:
a fixed monthly management fee of NZD $150 plus GST per Property; and
a commission on Guest Charges in respect of each Booking, at the rate set out in the Owner’s Management Agreement.
The monthly management fee applies per Property: where Rest Easy manages more than one Property for the Owner, the fee is payable for each Property under management. The monthly management fee is quoted exclusive of GST; GST will be added. The commission is treated as GST-inclusive — it is calculated on the gross Guest Charges (including any GST included in that amount), and no additional GST is added by Rest Easy on the commission.
5.2 Calculation. Commission is calculated on the gross Guest Charges, before any Platform deductions or GST adjustments. If the Guest receives any refund or chargeback, the commission base is reduced by the amount refunded or charged back — commission is only ever charged on what the Guest actually pays. This is subject to clause 7.10(b), where Rest Easy may charge commission on a cancelled Booking as a penalty for an Owner’s breach of the cancellation cap.
5.3 Deductions from Booking Proceeds. Rest Easy may deduct from Booking Proceeds, before disbursement to the Owner, all of the following:
the management fee and commission;
GST and any GST-related adjustments under clause 16;
cleaning, linen, consumables and turnover costs;
maintenance, repair and call-out costs;
Platform fees not already deducted at source;
payment-processing, currency-conversion and bank fees;
refunds, partial refunds, chargebacks and Guest compensation;
any amount the Owner owes Rest Easy under these Terms or the Management Agreement.
5.4 Payout cycle. Rest Easy will pay the net amount owed to the Owner on or before the 15th day of the month following the Guest’s check-out date, together with a statement detailing revenue and deductions. Payouts are made by electronic transfer to the bank account nominated in the Management Agreement.
5.5 Insufficient proceeds. If Booking Proceeds in any period are insufficient to meet the amounts deductible under clause 5.3, Rest Easy may invoice the Owner directly for the shortfall. The Owner must pay any such invoice within 7 days of receipt.
5.6 Late payment. Rest Easy may charge interest on amounts overdue at the rate of 25% per annum, calculated and charged monthly, and may recover its reasonable costs of recovery (including debt-collection fees and legal costs on a solicitor-and-client basis).
5.7 Set-off. Rest Easy may set off any amount the Owner owes Rest Easy against any amount Rest Easy owes the Owner (whether under these Terms, the Management Agreement, or otherwise).
5.8 Disputed amounts. If the Owner disputes any amount on a statement, the Owner must notify Rest Easy in writing within 30 days of the statement date. Amounts not disputed within that period are deemed accepted.
5.9 Direct booking fee (reserved right). Rest Easy reserves the right, in the future, to introduce a Direct Booking Fee charged on Bookings made through the Rest Easy direct booking site (as opposed to through an OTA Platform). The fee, when introduced, will fund the ongoing development, marketing and operation of the direct booking site.
By signing the Management Agreement, the Owner expressly agrees to the future introduction of a Direct Booking Fee, subject to at least 30 days’ written notice from Rest Easy specifying the rate and effective date.
The Owner may elect at any time to have the Property removed from the Rest Easy direct booking site. In that case the Property will continue to be listed on OTA Platforms only and no Direct Booking Fee will apply going forward. Any direct Bookings already confirmed at the time of opt-out remain subject to the standard cancellation policy in these Terms.
5.10 Additional revenue streams. Rest Easy reserves the right to introduce new services, fees, partner arrangements, affiliate commissions or other revenue streams. Any such fees are charged to Guests or third parties (not the Owner) and do not increase the Owner’s costs or commission obligations under these Terms. Rest Easy may, at its discretion, share a portion of revenue with the Owner on terms it notifies; otherwise revenue is retained by Rest Easy.
6.1 Owner stays. The Owner may stay at the Property by booking any dates that are available through the Rest Easy booking system. No minimum notice period applies. Owner stays are subject to availability at the time of booking and will not displace existing Bookings.
6.2 Commission on Owner stays. No commission is charged on Owner stays.
6.3 Cleaning and consumables. Cleaning, laundry and consumables for Owner stays are at the Owner’s cost and will be on-charged at standard rates.
Owner self-cleaning. The Owner may clean and turn the Property over themselves after:
an Owner stay; or
a paid Booking, but only with Rest Easy’s prior written agreement.
Where the Owner self-cleans, the Owner is responsible for returning the Property to the same guest-ready standard that Rest Easy’s professional cleaning providers would deliver, and assumes all responsibility for any shortfall (including the cost of any remedial cleaning, replacement consumables, or Guest compensation if a following Booking is affected).
Friends-and-family stays. Cleaning following a friends-or-family stay under clause 6.4 must be performed by the usual cleaner or cleaning company arranged by Rest Easy, or by the Owner themselves. The friends or family members staying at the Property may not perform the cleaning or turnover.
6.4 Friends and family.
No-charge or hard-costs-only stays. Where the Owner wishes to let friends or family use the Property without charge, or to recover only reasonable hard costs (cleaning, consumables, utilities, incidentals) directly from those friends or family, the Owner must book the dates as an Owner stay under clause 6.1. Clauses 6.2 and 6.3 apply (no commission; cleaning at the Owner’s cost or self-cleaned). The Owner must provide Rest Easy with the name and contact details of the people who will be staying so access and in-stay support can be arranged. No commission is charged.
Discounted paid stays. Where the Owner wishes to let friends or family stay at a discounted price (rather than for free or at hard cost), the booking must be made through Rest Easy as a standard Booking at the agreed reduced rate. The friend or family member is treated as a Guest for all purposes of these Terms — they receive the standard Guest communications, amenities, services and check-in process. Rest Easy charges its standard commission on the rate paid.
Anti-evasion. Commission is chargeable on any stay where the Property is let at or near market rates, regardless of how the booking is described. Rest Easy may, acting reasonably, recharacterise an Owner stay as a paid Booking and charge standard commission where it considers, on the substance, that the stay is a commercial let to a person at arm’s length from the Owner.
6.5 Damage during Owner / friends & family use. Any damage, loss or additional cost arising during Owner use (or use by the Owner’s friends or family) is the Owner’s responsibility and is not recoverable through Platform damage protections.
7.1 Acceptance of Bookings. Rest Easy decides which Bookings to accept and on what terms, applying reasonable judgement and the operating rules of each Platform. The Owner authorises Rest Easy to enable instant book (or any equivalent automatic-confirmation functionality) across all Platforms on which the Property is listed.
7.2 Minimum nights and seasonal rules. Rest Easy sets minimum-night requirements, length-of-stay rules, advance-booking windows and similar settings.
7.3 Guest verification. Bookings are confirmed automatically through Platform instant-book or direct-booking channels (clause 7.1). Rest Easy does not vet Guests prior to confirmation beyond the identity and reputational checks the relevant Platform performs. Prior to check-in, Rest Easy may require the booking Guest to verify their identity (for example by providing photo ID and a selfie) before access details are issued. Where the Guest fails or refuses to verify their identity, or the verification does not reasonably match the booking, Rest Easy may refuse access and treat the Booking as cancelled by the Guest. Rest Easy cannot guarantee Guest behaviour.
7.4 Responsible booker. The Guest who books must be at least 18 years old (the age of legal capacity in New Zealand) and must be present at the Property as a principal occupant throughout the stay. Where a Platform imposes a higher minimum age, the Platform’s rule applies in addition. The Property is not available for use by groups of unaccompanied minors.
7.5 No parties / events. Functions, parties and events are not permitted at the Property unless expressly agreed in writing in advance. Rest Easy may include a no-parties rule in all Guest house rules.
7.6 Smoking. Smoking is not permitted inside the Property. Rest Easy may charge the Guest an additional cleaning fee for breach.
7.7 Pets. Pets are not permitted unless the Property is listed as pet-friendly in the Management Agreement. If pets are permitted, the Owner accepts the additional wear-and-tear, cleaning and allergen risks associated with pet stays.
7.8 Owner cancellation of confirmed Bookings. If the Owner causes a confirmed Booking to be cancelled (for example by making the Property unavailable on short notice, withdrawing it from the market, or breaching these Terms), the Owner is liable for any refunds, Guest compensation, relocation costs and Platform penalties. No Rest Easy commission is charged on the cancelled Booking, as the stay did not occur — except where clause 7.10 applies.
7.9 No interference. The Owner must not contact Guests directly, alter listings, change pricing, block dates outside the Rest Easy system, or take other actions that interfere with bookings or operations without first consulting Rest Easy.
7.10 Cancellation cap. The Owner must not cause more than 1% of Bookings confirmed in any rolling 12-month period to be cancelled by Owner action. This cap reflects the host-cancellation policies of major Platforms (including Airbnb, Booking.com, Bookabach, Stayz and Vrbo), where exceeding it can result in lower search ranking, loss of preferred-host or super-host status, listing suspension, or removal from the Platform. Cancellations caused by a Force Majeure Event (clause 22) are excluded from the count.
Where the Owner is at or above the cap, Rest Easy may, at its discretion: (a) refuse to action a further Owner-caused cancellation and require the Booking to proceed; (b) action the cancellation but charge Rest Easy’s full commission as if the Booking had completed at the originally booked value, as a penalty; and/or (c) treat the breach as a material breach for the purposes of clause 23.3.
8.1 Furnishings and equipment. The Owner must keep the Property fully furnished, equipped and presentable for short-term Guest accommodation, including (without limitation) functioning whiteware, kitchenware, beds and bedding, towels, lounge and outdoor furniture, heating and (where applicable) cooling. The Owner may elect to have Rest Easy arrange the supply, repair or replacement of any item on the Owner’s behalf, with the cost charged back to the Owner.
8.2 Initial set-up. Where the Property is being on-boarded, the Owner is responsible for any initial set-up costs needed to bring the Property to a guest-ready standard. Rest Easy may provide an on-boarding checklist; final responsibility rests with the Owner.
8.3 Utilities and internet. The Owner must maintain at the Owner’s cost all utilities necessary for operation, including power, water, gas (if applicable) and waste collection.
The Owner must also provide and maintain broadband internet meeting Rest Easy’s internet standard: high-speed fibre with a minimum of approximately 300 Mbps and full wifi coverage across the entire Property, or Starlink where fibre is not available. 4G or 5G cellular wireless broadband is not acceptable. The Owner must provide Rest Easy with the wifi network name (SSID) and password, and must notify Rest Easy in advance of any change to either so guest communications and access information can be updated.
8.4 Photography and listing media. The Owner authorises Rest Easy to arrange professional photography, videography and other listing media for the Property at the Owner’s cost. See clause 18 for ownership and licensing.
8.5 Access. The Owner must ensure secure contactless Guest access to the Property. Unless the parties agree otherwise, Rest Easy will arrange access hardware on the Owner’s behalf at the Owner’s cost:
Standalone properties. Rest Easy will install and maintain two lockboxes at the Property — one for active Guest use and one as a backup in the event of lost keys or failure of the primary lockbox. Hardware purchase, installation, and any replacement of lost or damaged hardware are at the Owner’s cost.
City apartments and similar. Where lockboxes cannot be installed at the Property (typically city apartments and multi-unit buildings without a suitable external location), Rest Easy will arrange and maintain two key-storage positions at a key-collection point. Initial setup fees, hardware (if any) and ongoing monthly rental are at the Owner’s cost.
The Owner may, with Rest Easy’s prior agreement, install hardware themselves or use their own preferred provider.
8.6 Maintaining standards. Rest Easy may de-list the Property temporarily if, in Rest Easy’s reasonable opinion, the condition of the Property has fallen below a guest-ready standard, until the Owner has remedied the issue.
8.7 Information accuracy. The Owner is responsible for ensuring the information provided to Rest Easy about the Property is accurate and kept up to date (including amenities, bedding configurations, parking, and any restrictions).
8.8 No interference with bookings. The Owner must not take steps that disrupt existing or future Bookings without Rest Easy’s prior agreement.
8.9 Fit-out standards. The Property must be fitted out to meet Rest Easy’s then-current STR Fit-Out Standards (available at www.resteasy.co.nz/fitout and updated from time to time). Those standards specify the minimum inventory, furnishings, appliances, internet (including the requirement for high-speed fibre or Starlink rather than cellular), heating, safety equipment and amenities required for the Property to be listed and managed. The Owner is responsible for the initial supply, and for the repair and replacement, of all required items throughout the term. The Owner may elect to have Rest Easy arrange any of the initial supply, repair or replacement on the Owner’s behalf, with the cost charged back to the Owner.
Where Rest Easy updates the Fit-Out Standards after the Property has been on-boarded, the Property is not required to be retroactively upgraded. Updated standards apply when the Owner next refreshes, replaces or renews the relevant item (so a replacement TV must meet the then-current TV standard, a replacement coffee machine must meet the then-current standard, and so on). Updates required by law or for safety reasons (for example smoke alarm rules) apply immediately notwithstanding this paragraph.
If the Property falls below the Fit-Out Standards in any material respect, Rest Easy may pause or remove listings under clause 8.6 until the deficiencies are remedied.
8.10 Rubbish removal and bin management. Rest Easy will arrange for the Property’s bins to be put out for council collection and returned after collection, typically through the cleaning team or a third-party provider. The cost is charged back to the Owner. The Owner may elect to handle this themselves if they prefer (for example where the Owner lives nearby). Guests are not asked or required to take bins to the kerbside. Where a Guest leaves rubbish that exceeds normal household waste (for example after a large gathering or extended stay), Rest Easy may arrange and on-charge the additional disposal cost to the Guest under clause 11.
9.1 Owner-pays-all. All costs of operating, furnishing, maintaining, repairing, cleaning, turning over, supplying, complying and generally upkeeping the Property are the sole responsibility of the Owner.
9.2 Examples. Without limitation, these costs include: cleaning, laundry, linen, consumables (toilet paper, soap, coffee, tea, etc.), power, water, gas, internet, rubbish collection, furniture, appliances, repairs, replacements, servicing, grounds and garden maintenance, body corporate fees, council rates, insurance premiums, compliance certificates and inspections.
9.3 On-charging. Rest Easy may engage third-party providers for any of the above and on-charge the cost to the Owner (deducted from Booking Proceeds under clause 5.3 or invoiced directly under clause 5.5).
9.4 Owner-paid invoices. Where it is more practical (for example utilities, rates, body corporate fees, insurance) the Owner pays the supplier directly. The Owner must keep these accounts in good standing; supply disconnection or default will be treated as the Owner’s breach.
10.1 Routine maintenance. Rest Easy will coordinate routine repairs and maintenance reasonably required to keep the Property in operating condition.
10.2 Urgent repairs. Rest Easy may approve and arrange urgent repairs up to NZD $500 per incident without the Owner’s prior consent where, in Rest Easy’s reasonable opinion, delay would risk Guest safety, materially affect a Booking, or cause further damage to the Property.
10.3 Quotes for larger work. For non-urgent repairs reasonably expected to exceed NZD $500, Rest Easy will obtain the Owner’s prior approval (which must not be unreasonably withheld or delayed).
10.4 Choice of contractors. Rest Easy may select qualified tradespeople and service providers. The Owner may nominate preferred contractors in writing; Rest Easy will use them where reasonably practicable.
10.5 Capital improvements. Refurbishments, renovations, replacements of major assets, and other capital works are not part of the standard services. Where the Owner asks Rest Easy to project-manage capital works, that engagement will be on terms quoted separately.
10.6 No liability for contractors. Rest Easy is not responsible for the workmanship, timeliness, or outcomes of third-party contractors engaged on the Owner’s behalf. The Owner’s recourse for defective contractor work is against the contractor directly.
10.7 Approval workflow. Where reasonably practicable, Rest Easy will send non-urgent contractor job requests to the Owner through Rest Easy’s property-management software for approval before work proceeds. The Owner may approve the work, perform the work themselves, or nominate a preferred contractor (subject to clause 10.4). If the Owner does not respond within a reasonable time and the work is needed to maintain the Property’s guest-ready standard or revenue performance, Rest Easy may proceed.
11.1 Pursuing claims. The Owner authorises Rest Easy to pursue damage and loss claims with Guests, Platforms and Platform protection schemes (including but not limited to Airbnb AirCover, Booking.com damage programs, and any successor schemes).
11.2 Reasonable efforts only. Rest Easy will take reasonable steps to recover costs from Guests for damage, theft, excessive cleaning, misuse, lost keys, lockbox faults, security call-outs and similar matters. Recovery is not guaranteed.
11.3 Owner remains liable for shortfall. If a claim is unpaid, partially reimbursed or rejected, the Owner remains liable for the shortfall. Rest Easy may deduct the shortfall from payouts (clause 5.3) or invoice the Owner directly (clause 5.5).
11.4 No liability for unsuccessful claims. Rest Easy is not liable for unsuccessful, unpaid or partially-recovered claims, or for the timing or amount of any Platform-protection payment.
11.5 Bonds and security deposits. Where a Platform allows a Guest security deposit, Rest Easy may set, hold and apply that deposit on the Owner’s behalf.
11.6 Insurance interaction. The Owner is responsible for assessing whether any loss is recoverable under their own insurance (see clause 12). Rest Easy will provide reasonable information to support an insurance claim but does not lodge or manage insurance claims.
12.1 Owner’s responsibility. The Owner is solely responsible for maintaining insurance appropriate for the use of the Property as short-term rental accommodation.
12.2 Independent advice. Rest Easy strongly recommends the Owner obtains independent advice from a licensed insurance broker before commencing short-term rental use, and on renewal.
12.3 Failure to insure. If the Owner fails to maintain appropriate insurance, the Owner indemnifies Rest Easy for all losses resulting from that failure, and Rest Easy is not liable for any uninsured loss.
13.1 General compliance. The Owner must ensure the Property complies with all legal, regulatory, safety and local-authority requirements applicable to its use as short-term rental accommodation.
13.2 Health and Safety at Work Act 2015 — shared responsibility. Operating a property as short-term rental accommodation is a business activity under the Health and Safety at Work Act 2015. That means the Owner is a ‘person conducting a business or undertaking’ (a PCBU) and has duties under that Act to manage health and safety risks at the Property. Rest Easy is a separate PCBU in respect of its management services. Because both parties have overlapping duties, the parties will consult, cooperate and coordinate on health and safety matters so far as reasonably practicable, as required by the Act.
13.3 Smoke alarms. The Owner must install and maintain working smoke alarms meeting current New Zealand requirements (long-life photoelectric, in every bedroom, hallway and on every level). Batteries and replacements are the Owner’s responsibility. The Owner may elect to have Rest Easy arrange the installation, replacement or maintenance on the Owner’s behalf, with the cost charged back to the Owner.
13.4 Fire safety. Rest Easy recommends a working fire extinguisher and fire blanket in the kitchen, clear escape paths, and a brief emergency information sheet for Guests.
13.5 Pool, spa and water features. If the Property has a swimming pool, spa pool or other restricted water feature, the Owner must comply with the Building (Pools) Amendment Act 2016 and any applicable fencing and inspection requirements at all times.
13.6 Electrical and gas. The Owner must keep electrical installations and any gas appliances in safe and compliant condition, including current Electrical Warrant of Fitness or gas certificates where applicable. The Owner may elect to have Rest Easy arrange the relevant compliance checks, certifications and any required work on the Owner’s behalf, with the cost charged back to the Owner.
13.7 Healthy Homes. The Owner acknowledges that the Healthy Homes Standards (under the Residential Tenancies Act 1986) apply to tenancies under that Act and do not generally apply to short-term rental accommodation. The Owner should still consider equivalent standards (heating, insulation, ventilation, moisture, draught-stopping) for Guest comfort and safety.
13.8 Hazard disclosure. The Owner must disclose to Rest Easy in writing any known hazards at the Property (for example asbestos, unstable structures, contaminated soil, dangerous animals, unsafe access).
13.9 Notifiable events. Each party must notify the other promptly of any notifiable event under the Health and Safety at Work Act 2015 occurring at or in connection with the Property.
13.10 Compliance changes. If a change in law or regulation requires work to the Property to remain compliant for short-term rental use, the cost of that work is the Owner’s responsibility.
14.1 Owner warranty. The Owner warrants that the use of the Property as short-term rental accommodation is permitted under the applicable district plan, council bylaws and any resource consent conditions affecting the Property.
14.2 Registration and rates. Some councils (including Queenstown Lakes District Council and Auckland Council) impose registration, monitoring, targeted rates or limits on short-term rental use. The Owner is responsible for any required registration, declarations, monitoring fees, targeted rates (such as the Accommodation Provider Targeted Rate) and other council charges associated with short-term rental use of the Property.
14.3 Notification of restrictions. The Owner must promptly notify Rest Easy if short-term rental use of the Property becomes restricted, conditional or prohibited.
14.4 Costs of prohibition. If short-term rental use becomes prohibited or unduly restricted, the Owner is responsible for all booking cancellation, refund, relocation and compensation costs that follow. The Owner may terminate the Management Agreement immediately by written notice in those circumstances, or under clause 23.2.
14.5 Indemnity. The Owner indemnifies Rest Easy for all losses arising from the Property being used in a way that is not permitted under applicable district plans, bylaws or resource consent conditions.
15.1 Permission warranted. The Owner warrants that short-term rental use of the Property is permitted under any applicable body corporate operational rules, cross-lease, unit title scheme, easement or covenant.
15.2 Disclosure of rules. The Owner must provide Rest Easy with current copies of all relevant rules and notify Rest Easy promptly of any changes.
15.3 Guest compliance. Rest Easy will take reasonable steps to ensure Guests are aware of and comply with relevant rules (for example through house rules and check-in information) but cannot guarantee Guest behaviour.
15.4 Fines and breach notices. All fines, charges and breach notices arising from short-term rental use of the Property are the Owner’s responsibility. Rest Easy may attempt to recover them from the Guest but is not obliged to do so and recovery is not guaranteed.
15.5 Prohibition. If short-term rental use is later prohibited under body corporate or similar rules, clauses 14.3, 14.4 and 14.5 apply with necessary changes.
16.1 GST on accommodation. From 1 April 2024, supplies of short-stay accommodation made through electronic marketplaces are subject to GST at the standard rate regardless of the Owner’s individual GST registration status, under the marketplace rules in the Goods and Services Tax Act 1985. The Owner acknowledges these rules apply to Bookings made through Platforms.
16.2 Owner is GST-registered. If the Owner is GST-registered (as recorded in the Management Agreement), Rest Easy will, where it acts as a listing intermediary, account for GST on accommodation supplies and remit GST and provide the necessary records to enable the Owner to comply with its GST obligations. The Owner remains responsible for filing its own GST returns.
16.3 Owner is not GST-registered. If the Owner is not GST-registered, the marketplace GST rules currently provide for a flat-rate credit mechanism whereby a portion of the GST collected on the Guest’s accommodation is returned to the Owner and the balance is paid to IRD. As at the effective date of these Terms, that split is 8.5% returned to the Owner and 6.5% paid to IRD (of the gross accommodation amount). The split is set by legislation and may change; the then-current rate will apply.
16.4 Direct bookings. Where Bookings are taken outside an electronic marketplace (for example via the Rest Easy direct booking site), GST will be accounted for according to the Owner’s GST status and applicable law.
16.5 Rest Easy fees and GST. The Rest Easy monthly management fee (charged per Property) is quoted exclusive of GST and GST will be added. The commission is quoted as a GST-inclusive percentage of the gross Guest payment (see clause 5.1).
16.6 Income tax and other taxes. The Owner is responsible for its own income tax, provisional tax, residential income tax requirements (including the bright-line and mixed-use asset rules where applicable) and any other tax obligations associated with the short-term rental income. Rest Easy will provide reasonable records but does not provide tax advice and is not the Owner’s tax agent.
16.7 Information requests. Rest Easy may comply with any lawful request from IRD or another regulator for information about the Property, Bookings or the Owner, and will notify the Owner where it is permitted to do so.
16.8 Owner to seek advice. The Owner should seek independent tax advice on the implications of short-term rental income and on GST registration.
17.1 Privacy Act 2020 and Privacy Statement. Rest Easy will collect, use, disclose and protect personal information about the Owner and Guests in accordance with the Privacy Act 2020 and Rest Easy’s Privacy Statement, available at www.resteasy.co.nz/privacy and updated from time to time. The Privacy Statement forms part of these Terms by reference and sets out further detail, including what Rest Easy collects, why it is collected, who it is shared with (including overseas providers), how long it is retained, and how to exercise privacy rights.
17.2 Purposes. Rest Easy collects Owner personal information for purposes including: managing the Owner relationship, providing the services, payments, financial reporting, compliance, regulatory reporting (including to IRD), and communication about the services.
17.3 Guest information. Rest Easy collects Guest information from Platforms and directly, for purposes of providing the accommodation, verifying identity where required, communicating with Guests, dealing with incidents and claims, and complying with law.
17.4 Sharing. Rest Easy may share personal information with service providers (including cloud providers and Platforms which may be located overseas), contractors, regulators and others as reasonably required to provide the services and comply with law.
17.5 Owner obligations. The Owner must not contact, market to, or otherwise use Guest personal information obtained through Rest Easy except for the purposes for which it was provided. The Owner must keep its own contact details up to date.
17.6 Marketing. Rest Easy may send the Owner service and product communications. The Owner may opt out of marketing communications at any time.
17.7 Overseas transfers. Operating the services involves sharing personal information with providers located outside New Zealand, including booking platforms based in the United States (Airbnb, Vrbo) and Europe (Booking.com), and may include cloud service providers, virtual assistants and call centres based overseas. Rest Easy takes reasonable steps to ensure overseas providers protect personal information to a standard comparable to the Privacy Act 2020. Further detail is set out in the Privacy Statement (clause 17.1).
17.8 Privacy Officer and complaints. Rest Easy has a designated Privacy Officer. Privacy enquiries, requests for access or correction, and complaints can be made to privacy@resteasy.co.nz. If the Owner is not satisfied with how Rest Easy has responded to a privacy complaint, the Owner may contact the Office of the Privacy Commissioner at privacy.org.nz, by phone on 0800 803 909, or by post at PO Box 10094, The Terrace, Wellington 6143.
18.1 Photography and listing media. Photography, videography, drone footage and other visual listing media commissioned by Rest Easy or the Owner for the Property are jointly owned by Rest Easy and the Owner, regardless of which party paid for them. Each party may use, reproduce, modify, distribute and sub-license the media for any lawful purpose connected with the Property, including (without limitation):
for Rest Easy: marketing the Property, the Rest Easy direct booking site, Rest Easy’s own promotional, portfolio and case-study materials, and continued use after termination of this engagement;
for the Owner: personal use, use with a future property manager, sale of the Property, and any other lawful purpose.
Neither party is required to obtain the other’s consent or pay additional fees for use of the jointly owned media, and neither party may demand the other remove media from its existing or historical uses.
18.2 Listings and copy. Rest Easy owns the listings, descriptions, pricing models, operating systems, processes and know-how it uses or develops, including those developed for the Property.
18.3 Reviews. Reviews of the Property posted on Platforms are owned and controlled by the Platform and reviewing Guest. Rest Easy is not responsible for the content of, or able to remove, third-party reviews.
18.4 Rest Easy brand. The Owner must not use the Rest Easy name, logos, trademarks or branding except as expressly permitted by Rest Easy.
18.5 After termination. Both parties may continue to use the jointly owned visual media under clause 18.1. The Owner must remove any Rest Easy branding (such as logos, watermarks or text referencing Rest Easy) from listings or materials within their control. Rest Easy will cease actively marketing the Property but may retain and continue to display the media in its portfolio and case-study materials.
19.1 Distribution. Rest Easy may list the Property across any combination of Platforms, the Rest Easy direct booking site, social media and other marketing channels.
19.2 Promotions. Rest Easy may run promotions, discounts and campaigns at its discretion, provided they are commercially reasonable. Discounts that materially affect Owner revenue will be discussed with the Owner where reasonably practicable.
19.3 Accuracy. The Owner must not make, or cause to be made, any representation about the Property that is inaccurate, misleading or contrary to the Fair Trading Act 1986.
19.4 Platform terms and changes. Rest Easy operates the Property’s listings under each Platform’s own terms and conditions (Airbnb, Booking.com, Bookabach, Stayz, Vrbo and similar). Those terms may change from time to time without notice and may include provisions that override or conflict with these Terms or the Owner’s Management Agreement — for example changes to cancellation policies, refund and payout rules, host obligations, fees, ranking algorithms or listing visibility. Rest Easy is not liable for any loss, cost or change to the Owner’s economics arising from:
any change to a Platform’s terms, policies, fees, payout cycles or operating practices;
any Platform-mandated refund, cancellation, Guest compensation, relocation, or chargeback; or
any Platform suspending, removing, restricting or terminating a listing of the Property.
Where a Platform’s terms require Rest Easy to act in a way that conflicts with these Terms or the Owner’s Management Agreement, Rest Easy may comply with the Platform’s terms, and that compliance is not a breach.
20.1 Owner warranty. The Owner warrants that:
it is the legal owner of the Property or is otherwise lawfully authorised to engage Rest Easy in respect of the Property;
funds and assets used in connection with the Property are derived from lawful sources; and
it is not, and is not controlled by or acting for, a person subject to United Nations or New Zealand sanctions.
20.2 Verification information. Rest Easy may from time to time require the Owner to provide verification information to:
confirm the warranties in clause 20.1;
comply with any obligations Rest Easy has under the Anti-Money Laundering and Countering Financing of Terrorism Act 2009, to the extent it applies; and
complete any sanctions, identity or general due-diligence checks Rest Easy considers appropriate.
This may include photo identification and evidence of ownership of the Property. The Owner will provide the requested information within a reasonable time.
20.3 Suspicious activity. Rest Easy may suspend services and report to regulators if it reasonably suspects unlawful activity, and is not liable to the Owner for any loss arising from that suspension or report.
The Owner represents and warrants on a continuing basis that:
it has full power and authority to enter into the Management Agreement and accept these Terms, and that the person signing the Management Agreement is authorised to do so on behalf of the Owner;
it is the registered proprietor of the Property or has the lawful right to engage Rest Easy in respect of it;
where the Property is subject to a mortgage, lease, body corporate scheme, cross-lease or other arrangement that requires the mortgagee’s, lessor’s or body corporate’s consent to short-term rental use, that consent has been obtained;
entry into the Management Agreement and these Terms does not breach any other agreement binding on the Owner;
all information the Owner provides to Rest Easy is true, complete and not misleading; and
the Owner will promptly notify Rest Easy of any change to any of the above.
22.1 Definition. “Force Majeure Event” means an event beyond a party’s reasonable control, including natural disasters, fire, flood, earthquake, volcanic activity, pandemics and epidemics, government restrictions, border closures, civil unrest, war, utility outages, cyber incidents, and any other event that makes the accommodation or operation of the Property impossible or unsafe.
22.2 No liability for failure or delay. Neither party is liable for any failure or delay in performing its obligations under the Management Agreement or these Terms to the extent caused by a Force Majeure Event.
22.3 Owner bears cancellation costs. If a Force Majeure Event prevents Rest Easy from accommodating an existing or future Booking, the Owner is responsible for all resulting cancellation costs, termination costs, Guest compensation, Platform penalties, refunds and other associated expenses.
22.4 Reasonable efforts. Rest Easy may use reasonable efforts to negotiate with the affected Guest or Platform but is not obliged to absorb or contribute to any costs, reimbursements or penalties resulting from the Force Majeure Event.
23.1 Term. The engagement starts on the date the Management Agreement is signed and continues until terminated under this clause 23.
23.2 Termination on notice. Either party may terminate the Management Agreement by giving written notice to the other. The notice period begins on the date the notice is given and ends on the date the last Booking confirmed as at that date is completed, subject to a minimum of 28 days and a maximum of 90 days. If there are no confirmed Bookings on the calendar at the date of notice, the notice period is 28 days.
23.3 Termination for breach. Either party may terminate immediately by written notice if the other:
commits a material breach of the Management Agreement or these Terms that is not remedied within 14 days of written notice requiring it to be remedied; or
becomes insolvent, has a receiver, administrator or liquidator appointed, or ceases to carry on business.
23.4 Suspension. Rest Easy may suspend services (including pausing or removing listings) immediately if the Owner is in material breach, if amounts are overdue, if there is a safety or compliance concern, or if it is required by law.
23.5 Existing Bookings during notice. Rest Easy will continue to manage Bookings confirmed as at the date of notice that fall within the notice period (as determined under clause 23.2). Bookings extending beyond the end of the notice period are dealt with under clause 23.6 unless the parties agree otherwise.
23.6 Bookings beyond the notice period. Rest Easy will not manage Bookings that extend beyond the end of the notice period. The Owner is responsible for managing or cancelling those Bookings, and for all associated cancellation, refund, relocation, Guest compensation and Platform penalty costs.
23.7 Outstanding amounts. All amounts owed must be settled immediately on termination. Rest Easy may deduct any outstanding amounts from any payout still due to the Owner.
23.8 Effect on listings and data. On termination:
Rest Easy may remove the Property from any listings it operates;
Platform listings operated under Rest Easy’s host or partner accounts (including the listing itself, listing copy, configuration, calendar history and review history) remain Rest Easy’s property and are not transferred to the Owner;
the Owner retains its rights to any media it owns under clause 18.1; and
Rest Easy will retain transaction records as required by law.
23.9 Survival. Clauses 5 (to the extent of amounts owing), 11, 12, 16, 17, 18, 20, 22, 23, 24, 25, 26 and 29 survive termination.
24.1 Owner indemnity. The Owner indemnifies Rest Easy NZ Limited, together with its directors, employees, contractors, agents and related companies, from and against any and all losses, liabilities, damages, costs, expenses, claims, actions, demands, fines, penalties or proceedings of any kind whatsoever (whether direct or indirect, foreseeable or unforeseeable) arising out of or in any way connected to:
the Property;
the Owner’s use of the Property;
the Owner’s failure to comply with the Management Agreement or these Terms;
the conduct, acts or omissions of any Guest, visitor, contractor or third party at the Property;
any insurance deficiency or lack of insurance;
any body corporate, cross-lease or covenant breach or enforcement action;
any regulatory or legal non-compliance related to the Property;
any tax liability of the Owner; or
any other matter arising out of or connected to the management, operation, rental or use of the Property,
except to the extent that such losses arise directly and solely from the proven negligence or wilful misconduct of Rest Easy.
24.2 Continuing. The indemnity in clause 24.1 is continuing, irrevocable and survives termination.
24.3 Cap on Rest Easy’s liability. To the maximum extent permitted by law, Rest Easy’s total aggregate liability to the Owner for all claims arising under or in connection with the Management Agreement and these Terms is limited to the total fees and commission paid by the Owner to Rest Easy in the 12 months preceding the date the relevant claim arose.
24.4 Exclusion of consequential loss. To the maximum extent permitted by law, Rest Easy is not liable for any indirect, consequential, special, incidental or punitive loss, or for any loss of profit, revenue, goodwill, opportunity, savings, data or anticipated business, arising under or in connection with these Terms.
24.5 Consumer Guarantees Act. The Owner acknowledges that it acquires the services for the purpose of a business and agrees that the Consumer Guarantees Act 1993 does not apply, to the extent permitted by section 43 of that Act.
24.6 Fair Trading Act. The Owner acknowledges that it is engaging Rest Easy in the course of a trade or business (operating the Property as short-term rental accommodation). To the extent permitted by section 5D of the Fair Trading Act 1986, the parties agree to contract out of sections 9, 12A, 13 and 14(1) of that Act in respect of this engagement. The Owner acknowledges that this contracting out is fair and reasonable in the circumstances, and that the Owner has had the opportunity to obtain independent legal advice before signing the Management Agreement.
25.1 Good faith. The parties will first try to resolve any dispute through good-faith discussion.
25.2 Tribunal or Court. If the dispute is not resolved within 21 days, either party may commence proceedings in the Disputes Tribunal (for claims within its jurisdiction, currently up to NZD $30,000) or in the appropriate New Zealand Court.
25.3 Mediation (optional). The parties may agree at any time to refer the dispute to mediation, on terms they agree, including before or instead of formal proceedings. Mediation is not a precondition to commencing proceedings.
25.4 Urgent relief. Nothing in this clause prevents either party from seeking urgent interim relief from a court.
25.5 Costs. Each party is responsible for its own costs (including legal costs) in relation to any dispute arising under or in connection with these Terms or the Management Agreement, whether the dispute is resolved by negotiation, mediation, the Disputes Tribunal, the Courts, or otherwise. This clause does not affect any costs orders that a court or tribunal may make in the exercise of its own jurisdiction, or any party’s right to recover the costs of enforcing a judgment or award.
26.1 Law. The Management Agreement and these Terms are governed by the laws of New Zealand.
26.2 Jurisdiction. The parties submit to the non-exclusive jurisdiction of the New Zealand Courts.
27.1 Right to amend. Rest Easy may amend these Terms from time to time. Reasons for amendment include reflecting changes in law, regulation, Platform rules, business practice, operating costs or scope of services.
27.2 Notice of changes. Rest Easy will notify the Owner of changes by:
email to the Owner’s email address recorded in the Management Agreement; and
publishing the updated Terms at www.resteasy.co.nz/terms with a new version number and effective date.
27.3 Notice period. Material changes will take effect not less than 30 days after notice is given. Minor changes (such as clarifications, typo corrections, updates to URLs or references, and changes required by law to take effect sooner) may take effect immediately.
27.4 Deemed acceptance. Subject to clause 27.7, if the Owner continues to use Rest Easy’s services after the effective date of an amendment to these Terms (and after any notice period under clause 27.3 has expired), the Owner is treated as having accepted the amendment. This is the mechanism that makes Rest Easy’s right to update these Terms from time to time (clause 27.1) workable. An Owner who does not wish to accept a material change may terminate the engagement under clause 27.5 before the change takes effect.
27.5 Right to terminate. If the Owner does not wish to accept a material change, the Owner may terminate the Management Agreement under clause 23.2 by giving written notice before the effective date of the change. The pre-existing Terms continue to apply during the notice period.
27.6 No retrospective effect. Amended Terms do not affect rights or obligations that have already accrued before the effective date of the amendment.
27.7 Owner Management Agreement protected. Terms set out in the Owner’s Management Agreement may only be amended with the Owner’s explicit written acceptance. The deemed acceptance mechanism in clause 27.4 does not apply to those terms.
28.1 Form. Any notice under these Terms must be in writing and may be given by email.
28.2 To the Owner. Notice to the Owner is effective when sent to the email address recorded in the Management Agreement (or any updated address the Owner has notified Rest Easy of in writing).
28.3 To Rest Easy. Notice to Rest Easy must be sent to contact@resteasy.co.nz or such other address as Rest Easy has notified.
28.4 Time of receipt. An email notice is deemed received at the time of successful transmission, unless the sender receives a non-delivery message.
28.5 Owner contact details. The Owner must keep its contact details current and notify Rest Easy of any change within 7 days.
29.1 Entire agreement. The Management Agreement and these Terms together record the entire agreement between the parties about the management of the Property and supersede all prior understandings, representations and agreements about that subject matter.
29.2 Assignment. Rest Easy may assign or transfer the Management Agreement and these Terms (in whole or part) to a related company or to a purchaser of its business, on notice to the Owner. The Owner may not assign the Management Agreement or these Terms without Rest Easy’s prior written consent.
29.3 Change of ownership and Property for sale. The Owner must notify Rest Easy promptly if the Owner lists the Property for sale, ceases to own the Property, or transfers ownership. Where the Property is listed for sale:
viewings cannot be scheduled during a Guest’s stay. Viewings, open homes and pre-sale inspections must be coordinated with Rest Easy and arranged only on dates when the Property is not occupied by a Guest;
any pre-sale photography or marketing material commissioned by the Owner or their real-estate agent must not conflict with Guest stays;
confirmed Bookings must be honoured to their completion regardless of any sale process or settlement timing — accepting an offer with a settlement date that does not allow Bookings to complete is an Owner-caused cancellation under clause 7.8 (and may engage clause 7.10);
the Management Agreement does not automatically transfer to a new owner — the selling Owner remains responsible for Rest Easy’s fees and any cancellation costs arising from the sale process until the Management Agreement is properly terminated under clause 23, which the Owner should plan for ahead of settlement; and
a new owner may, if they wish, sign a fresh Management Agreement with Rest Easy on standard terms.
29.4 Severability. If any provision of these Terms is held to be invalid or unenforceable, that provision is severed and the remainder continues in force.
29.5 No waiver. A failure or delay by a party in exercising any right does not waive that right. A waiver is only effective if in writing.
29.6 Counterparts and electronic signature. The Management Agreement may be signed in counterparts and by electronic signature, each of which is an original.
29.7 Order of precedence. Where there is inconsistency between documents, the order of precedence is: (1) the Management Agreement; (2) these Terms; (3) any operational policies issued by Rest Easy.
29.8 Independent advice. The Owner acknowledges that Rest Easy is not the Owner’s lawyer, accountant, tax adviser, insurance broker or financial adviser, and that the Owner has had the opportunity to obtain independent advice before entering into the Management Agreement.
For questions about these Terms, or any matter relating to the management of your Property, please contact:
Rest Easy NZ Limited Email: contact@resteasy.co.nz Phone: +64 21 175 0202 Website: www.resteasy.co.nz
Rest Easy’s primary service is short-term rental management. This Section 31 applies only where Rest Easy and the Owner specifically agree to place the Property under a residential tenancy — typically to cover a low-season period.
31.1 Mutual agreement in writing. A residential tenancy is only entered into where Rest Easy and the Owner have agreed in writing (email is sufficient) on the proposed tenant, term, rent and any specific conditions. Either party may propose it; neither party is obliged to agree.
31.2 Governing law. A residential tenancy arranged under this Section 31 is governed by the Residential Tenancies Act 1986 and subordinate legislation (including the Healthy Homes Standards). To the extent of any inconsistency between this Section 31 and the rest of these Terms in respect of the residential tenancy period, this Section 31 prevails.
31.3 Fees. Rest Easy’s standard fees apply during a residential tenancy period:
the fixed monthly management fee in clause 5.1 (NZD $150 plus GST per Property); and
a commission calculated on rent received from the tenant, at the rate set out in the Owner’s Management Agreement, on the same GST-inclusive basis as the STR commission under clause 5.1.
Standard payout, deduction and set-off rules under Section 5 apply, reading “Guest Charges” as “rent received” and “Booking Proceeds” as rent payments received from the tenant.
31.4 Owner pays all tenancy-related costs. The Owner is responsible for all costs associated with advertising, securing and administering a residential tenant. Without limitation, these include:
advertising fees (Trade Me, OneRoof, homes.co.nz and similar);
tenant background, credit and reference checks;
bond lodgement administration;
Healthy Homes Standards inspections, certification and any compliance work;
entry, periodic and exit inspections;
Tenancy Tribunal applications, hearing fees, and any appearance or representation costs;
any other costs arising from the appointment, administration or termination of the tenancy.
31.5 Subcontracting. The Owner authorises Rest Easy to subcontract any part of the residential tenancy administration (including marketing, tenant selection, day-to-day management, inspections and Tribunal representation) to a professional residential property manager, letting agency or other suitable provider. Any commission payable to the subcontractor for managing the tenancy is paid by Rest Easy from Rest Easy’s own commission, and is not an additional charge to the Owner. Operational costs incurred by the subcontractor on the Owner’s behalf (clause 31.4) remain the Owner’s responsibility and are on-charged under clause 5.3.
31.6 Healthy Homes Standards. While the Property is under a residential tenancy, the Healthy Homes Standards apply in full. The Owner is responsible for ensuring the Property meets the standards before the tenancy commences and throughout the tenancy, and for the cost of any work required. Clause 13.7 does not apply during a residential tenancy period.
31.7 STR clauses suspended. While the Property is under a residential tenancy, the following clauses do not apply to that period: clauses 4.1–4.5, Section 6, Section 7 (including the 1% cancellation cap), clause 8.9 (Fit-out standards), Section 11, clauses 16.1–16.4 (marketplace GST rules), Section 19 (Platform marketing), and Section 22 (Force majeure on Bookings).
31.8 Switching between modes. Where the Property moves between short-term rental use and residential tenancy use during the engagement, the parties will coordinate the transition. Any end-of-tenancy reinstatement, refit or re-fit-out cost (to bring the Property back to STR-ready standard) is at the Owner’s cost. Confirmed short-term Bookings that overlap a proposed residential tenancy must be honoured unless cancelled in accordance with these Terms.
| Version | Effective date | Summary of changes |
|---|---|---|
| 1.0 | 15 June 2026 | First publication of the online Owner Terms and Conditions, expanding on the Rest Easy Short Term Rental Management Agreement. |
| 1.2 | 15 June 2026 | Clarification to clause 23.6 — bookings that extend beyond the notice period are cancelled by Rest Easy (Platform listings cannot be transferred to the Owner or a successor manager). |
| 1.3 | 29 July 2026 | Clarification to clauses 5.1, 16.5 and 31.3 — the fixed monthly management fee ($150 + GST) is charged per Property; Owners with multiple Properties pay the fee for each. |