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Most owners worry about what happens while guests are staying in their apartment. But some of the biggest risks come in the gaps: the empty nights between bookings, the handover of keys and fobs, the cleaner who comes and goes, the tradesperson booked for a quick repair.
An apartment that sits empty for a few days is an easy target for leaks nobody notices, keys nobody can account for and visitors nobody expected. Whether you manage your apartment yourself or through a provider, a few simple systems can protect your property, your income and your relationship with the rest of the building.
Here's what Australian owners should have in place between guest stays.
1. Take Control of Keys and Access
Physical keys are the weakest link in most rental apartments. They get copied, lost, left with the wrong person or never returned. Once a key is out in the world, you have no way of knowing who has it.
Switch to keyless entry where you can. A smart lock lets you issue a unique code for each guest, cleaner and tradesperson, then switch it off when they're done. You also get a record of when the door was opened, which is invaluable if something goes missing.
Know your building's fob rules. In many apartment towers, the building fob controls lift and car park access, and replacements can be expensive. Keep a record of how many fobs you have, who holds them and when they were last handed back.
Never leave keys in obvious places. Under the mat, in the meter box or in a flimsy lockbox on the balcony is exactly where a thief will look first.
2. Know Who's Coming and Going, Without Crossing Privacy Lines
It's natural to want eyes on your property when you're not there. But cameras inside a rental apartment are a clear no. Surveillance laws in Australian states restrict recording people in private spaces, and major booking platforms have tightened their own rules. Airbnb, for example, banned indoor security cameras in all listings worldwide in 2024, regardless of where they're placed or whether they're disclosed. Guests expect privacy inside the apartment, and they're right to.
What you can rely on is the security of the building around your apartment. Most modern apartment towers have CCTV covering entrances, lobbies, lifts and car parks, along with fob-controlled access to each floor. Before you list an apartment, it's worth asking the building manager or owners corporation a few questions:
The answers vary a lot between buildings. In older buildings, retrieving footage can mean waiting days for a contractor to review an on-site recorder. Newer buildings are moving to cloud-based systems where building managers can find the right footage quickly and see door access events alongside video. Coram, for example, is an AI physical security platform that works with a building's existing IP cameras and lets managers search footage by describing what they're looking for, such as a person carrying a large bag through the car park after midnight, instead of scrolling through hours of recordings. For an owner, that can be the difference between getting a clear answer about a damaged door or missing item within a day and never finding out what happened.
If your building's system is outdated, raise it at your next owners corporation meeting. Better building security protects every owner, not just those with short-stay guests.
3. Protect Against Damage You Can't See
Not every risk comes from people. An empty apartment can quietly suffer damage that nobody notices until the next guest checks in.
Fit water leak sensors. A small sensor under the kitchen sink, behind the washing machine and near the hot water unit can alert your phone the moment water appears. In an apartment, a leak doesn't just damage your unit. It can damage the apartments below and lead to a costly insurance claim.
Keep smoke alarms compliant and connected. Working smoke alarms are a legal requirement in rental properties across Australia. Interconnected or smart alarms add peace of mind when the apartment is empty.
Check the apartment between every stay. A quick inspection after each checkout, with photos saved against the booking date, gives you a clear record of the apartment's condition. If damage appears later, you'll know exactly which stay it happened in.
Keep the Wi-Fi and smart devices secure. Change router and smart device passwords regularly, and put guest Wi-Fi on a separate network from your smart locks and sensors. It's also worth thinking about how reliable your connectivity is for guests; we've covered why "Wi-Fi included" doesn't always mean enough.
4. Choose Your Guests and Set Clear Rules
The best protection is having the right people in your apartment in the first place.
Consider longer stays. Corporate and extended stays, such as project teams, relocating employees and executives on assignment, tend to mean fewer handovers, fewer strangers and less wear and tear than a steady stream of one-night bookings. Corporate housing guests are also usually booked and vetted through their employer.
Be clear about house rules. Spell out rules on visitors, noise, smoking, parking and building facilities before check-in, not after a complaint.
Decide your approach to pets. Pet-friendly apartments can attract excellent long-stay guests, but you'll want clear rules and the right cleaning process. If you're considering it, see how pet-friendly accommodation works in practice.
5. Stay on Good Terms With Your Building
Your neighbours and your owners corporation matter more than ever. In Victoria, owners corporations can now vote to ban short stays in their building with a 75% special resolution, as part of changes that came in alongside the state's 7.5% short stay levy. Those rules don't apply to an owner's principal place of residence, but they do apply to investment apartments.
One bad guest, a noisy party, a propped-open fire door or a lost building fob can quickly turn neighbours against short-stay rentals. Good screening, clear rules and fast responses to complaints go a long way toward keeping your building on side.
6. Get the Right Insurance and Keep Good Records
Standard home and contents insurance often doesn't cover short-stay or rental use. Check that your policy specifically covers the way your apartment is used, including accidental and malicious damage by guests, loss of rental income and liability.
Keep a simple record for every stay: booking details, check-in and check-out times, inspection photos and any issues reported. If you ever need to make a claim, this is the evidence your insurer will ask for.
7. Know When to Hand It Over
Managing keys, cleaners, inspections, guest questions and building rules takes real time, especially if you own more than one apartment or live interstate. Many owners find that professional management pays for itself in fewer problems and better occupancy.
If you're weighing up your options, Corporate Keys offers a range of operating and management models for apartment owners and developers, from fully managed arrangements to partnerships. And if you'd like to keep some nights free for yourself, read our guide on using your investment apartment yourself.
Between-Stays Checklist for Apartment Owners
The Bottom Line
Your investment apartment works hardest when it's occupied, but it's most exposed when it's empty. Control who has access, rely on your building's security rather than cameras inside the unit, catch damage early and keep good records. With those basics in place, the gaps between guest stays stop being a worry and go back to being what they should be: a quick reset before the next booking.
Thinking about letting your apartment work harder for you? Partner with Corporate Keys and let our team handle the day-to-day.
