Overcrowding, Illegal Airbnb’s and short-tern leasing in Residential Buildings: Challenges and Solutions
Examining the Impact in Residential Buildings There is a serious concern regarding residential building by-law breaches such as overcrowding, Airbnb’s and short-term leasing taking place across Sydney.
This matter is made worse by the lack of due-diligence from certain Building, Strata Management and Security companies. This problem often leads to deteriorating living conditions, health risks, and strain on essential infrastructure. Understanding the causes, consequences, and potential solutions to overcrowding is crucial for the welfare of high-rise residential building residents.
Problems apartment owners are facing
Airbnb’s and short-term leasing
Airbnb’s have faced significant criticism due to issues like guest misconduct, property damage, and even violence, disrupting the peace in residential communities. From rowdy parties causing thousands in damages to serious incidents of assaults or illegal activities, these problems highlight the risks of short-term rentals in residential buildings.
Many buildings have by-laws prohibiting short-term leasing, yet some hosts argue Airbnb’s are permissible because the term “Airbnb” isn’t explicitly mentioned. This is a flawed interpretation, as Airbnb’s operate as a short-term rental platform, clearly falling under such restrictions.
House trashed after Airbnb party - Credit Malalai0
Overcrowding apartments
Overcrowding in Sydney apartments has become a critical issue. Viral photos have exposed the extent of the problem, with shocking images of balconies rented out as makeshift bedrooms, hallways converted into shower cubicles, and bunk beds crammed into tiny spaces, often targeting vulnerable international students.
Photos of an ad advertising a balcony at a Haymarket building went viral on social mediaOvercrowded buildings strain local infrastructure, including water, electricity, and waste management systems. This can result in frequent outages, poor sanitation, and environmental degradation. Overcrowded living conditions can lead to a higher risk of communicable diseases due to limited personal space, poor ventilation, and inadequate sanitation. Mental health issues, such as stress and anxiety, are also common among individuals living in cramped quarters.
Overcrowding reduces privacy and comfort, leading to strained relationships and limited opportunities for leisure and relaxation. Children living in such environments may face challenges in academic performance and emotional development.
These illegal setups create dangerous fire hazards, with blocked exits, disabled smoke alarms, and unauthorized partitions increasing risks. This year alone we investigated and cleared out overcrowded apartments featuring makeshift walls and rooms, which posed severe fire and safety risk. Recently, we investigated a two-bedroom (only four tenants allowed) apartment that had 20 people living inside who were being charged $800 a week in rent which was subsequently paid in cash without the apartment owners knowledge or consent.
Borgen S.Y.A investigated a two-bedroom apartment that was housing twenty residents. Evidence was saved and used in order to evict the sub-leaser and return control of the apartment back to the lawful owner.
The sub-leaser secretly passed their access keys among the tenants to hide their activity. Borgen S.Y.A cleared the apartment out and investigated the subleaser further and forwarded the information to Fair Trading NSW and local buildings. These hazardous living conditions, often hidden behind legal loopholes, endanger residents and undermine community safety in Sydney’s densely populated areas.
Solutions and Control Measures
Strata/Building Management Due Diligence
To address the issues of Airbnb’s, overcrowding, and unauthorized short-term leasing; apartment owners need to prioritize hiring proactive, diligent strata and building management companies. These companies should not only understand the building’s by-laws but also actively enforce them, ensuring short-term rentals, which often lead to overcrowding and disruptive behaviour, are swiftly identified and eliminated.
Effective management involves regular inspections, clear communication with owners about by-law compliance, and swift action against violations. By selecting firms with a proven track record of responsiveness and accountability, strata committees can prevent the misuse of residential spaces, reduce safety risks like fire hazards from overcrowding, and maintain a peaceful community environment. Owners and committees must demand transparency and regular updates from management to ensure by-laws are upheld consistently.
Concierge & Security Investigative Collaboration
Concierge and security staff play a critical role in deterring and mitigating issues caused by Airbnb’s, overcrowding and short-term leasing. By proactively monitoring for signs of unauthorized rentals—such as frequent unfamiliar guests, excessive luggage, or overcrowded apartments—concierge and security teams can gather evidence like visitor logs, CCTV footage, or reports of disturbances. Proper amenity bookings are essential to ensure only registered residents, and their guests are using the facilities.
Collaboration with strata and building management is essential, enabling a streamlined process to document violations and initiate enforcement actions, such as warnings or eviction proceedings. Proactive measures, such as access card audits or inspecting units with reported issues, help deter violations while maintaining professionalism and dignity.
Consider Smaller Management/Security Firms
Many residential apartment owners opt for the larger strata, building management, and security firms, assuming their size guarantees quality service. However, these large companies often treat buildings and owners as mere numbers, viewing them as easy revenue streams rather than valued clients.
With an overwhelming number of properties under their care, these firms frequently neglect maintenance, fail to enforce by-laws effectively, and are difficult to contact when serious maintenance or living disruptions arise.
In contrast, Smaller firms can offer a more personalized approach. Managing fewer properties allows them to dedicate focused attention and resources to each building, ensuring prompt communication, thorough by-law enforcement, and proactive resolution of issues. By choosing smaller, client-centric firms, owners can ensure their buildings are well-maintained, secure, and free from the disruptions caused by unauthorized short-term rentals, fostering a safer and more cohesive community.
Borgen S.Y.A is a private Security, Caretaker, & Concierge service provider that was founded by David Borgen, who has over ten years of experience within the security industry. The sole purpose of this business is to directly provide security services to prior clients who specifically ask for David Borgen and his associates.
If your building requires vigilant, high-quality concierge and security staff, we would be pleased to visit your facility to assess how we may serve your community.