176 lines
5.7 KiB
YAML
176 lines
5.7 KiB
YAML
name: Airbnb Host
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layer: additional
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description: |
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Short-term rental income tracking for Airbnb, Stayz, and similar platforms.
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Includes expense apportionment for owner-occupied properties and CGT considerations.
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categories:
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- name: "Airbnb:Income"
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parent: null
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description: "Short-term rental income from Airbnb, Stayz, etc."
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- name: "Airbnb:Cleaning & Laundry"
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parent: null
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description: "Cleaning services and laundry for guests"
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- name: "Airbnb:Guest Amenities"
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parent: null
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description: "Toiletries, coffee, tea, snacks for guests"
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- name: "Airbnb:Linen & Towels"
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parent: null
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description: "Linen, towels, bedding for guest accommodation"
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- name: "Airbnb:Platform Fees"
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parent: null
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description: "Airbnb/Stayz service fees and commissions"
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- name: "Airbnb:Repairs & Maintenance"
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parent: null
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description: "Repairs and maintenance related to rental use"
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- name: "Airbnb:Utilities"
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parent: null
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description: "Utilities attributable to rental use (apportioned)"
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- name: "Airbnb:Insurance"
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parent: null
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description: "Host insurance and additional coverage"
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- name: "Airbnb:Marketing & Listings"
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parent: null
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description: "Photography, listing fees, advertising"
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rules:
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- id: airbnb-income
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pattern: "Airbnb.*payout|Airbnb.*income|Stayz.*payout|booking.com.*payout|short.*term.*rental.*income"
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category: "Airbnb:Income"
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confidence: high
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labels: ["Assessable Income", "Rental Income"]
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description: "Detect short-term rental income"
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- id: airbnb-cleaning
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pattern: "cleaning.*Airbnb|laundry.*guest|linen.*service|professional.*clean.*rental"
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category: "Airbnb:Cleaning & Laundry"
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confidence: high
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labels: ["Tax Deductible", "Apportioned"]
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description: "Detect cleaning and laundry expenses"
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- id: guest-amenities
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pattern: "toiletries.*guest|coffee.*Airbnb|tea.*guest|snacks.*guest|welcome.*pack"
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category: "Airbnb:Guest Amenities"
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confidence: medium
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labels: ["Tax Deductible", "Apportioned"]
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description: "Detect guest amenity purchases"
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- id: linen-towels
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pattern: "linen.*rental|towels.*guest|bedding.*Airbnb|sheets.*accommodation"
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category: "Airbnb:Linen & Towels"
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confidence: high
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labels: ["Tax Deductible", "Apportioned"]
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description: "Detect linen and towel purchases"
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- id: platform-fees
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pattern: "Airbnb.*service.*fee|Airbnb.*commission|Stayz.*fee|booking.*commission"
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category: "Airbnb:Platform Fees"
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confidence: high
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labels: ["Tax Deductible"]
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description: "Detect platform service fees"
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- id: rental-repairs
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pattern: "repair.*rental|maintenance.*Airbnb|fix.*guest.*room|handyman.*rental"
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category: "Airbnb:Repairs & Maintenance"
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confidence: medium
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labels: ["Tax Deductible", "Apportioned", "Repairs vs Improvements"]
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description: "Detect repairs related to rental use"
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- id: rental-utilities
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pattern: "electricity.*rental|gas.*rental|water.*rental|internet.*rental"
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category: "Airbnb:Utilities"
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confidence: low
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labels: ["Tax Deductible", "Apportioned"]
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description: "Detect utilities for apportionment (requires manual review)"
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- id: host-insurance
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pattern: "Airbnb.*insurance|host.*insurance|short.*term.*rental.*insurance"
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category: "Airbnb:Insurance"
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confidence: high
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labels: ["Tax Deductible", "Apportioned"]
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description: "Detect host insurance premiums"
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- id: listing-marketing
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pattern: "photography.*listing|Airbnb.*listing|property.*photos.*rental"
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category: "Airbnb:Marketing & Listings"
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confidence: medium
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labels: ["Tax Deductible"]
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description: "Detect marketing and listing expenses"
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tax_tracking:
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income_tracking: true
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expense_apportionment_required: true
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apportionment_basis: "days_rented"
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cgt_main_residence_exemption_impact: true
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record_keeping_days_rented: true
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record_keeping_days_personal: true
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alerts:
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- type: apportionment_reminder
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schedule: quarterly
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message: "Calculate expense apportionment: days rented vs personal use"
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- type: days_rented_tracker
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schedule: monthly
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message: "Record days rented this month for expense apportionment"
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- type: eofy_airbnb_reminder
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schedule: annual
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before_date: "06-15"
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message: "EOFY - compile Airbnb income, calculate apportioned expenses, document days rented vs personal use"
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- type: cgt_exemption_warning
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trigger: annual
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message: "Using main residence for income may affect CGT main residence exemption. Keep detailed records."
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- type: gst_threshold_warning
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trigger: annual_income_exceeds
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threshold: 75000
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message: "Airbnb income + other business income exceeds $75k - GST registration may be required"
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labels:
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- name: "Assessable Income"
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description: "Income assessable for tax purposes"
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color: "green"
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auto_apply: true
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- name: "Rental Income"
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description: "Short-term rental income"
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color: "lightgreen"
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auto_apply: false
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- name: "Tax Deductible"
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description: "Deductible expense (may require apportionment)"
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color: "green"
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auto_apply: false
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- name: "Apportioned"
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description: "Expense requiring apportionment by rental vs personal use"
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color: "orange"
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auto_apply: true
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- name: "Repairs vs Improvements"
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description: "Requires classification: repairs (deductible) vs improvements (capital)"
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color: "orange"
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auto_apply: false
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dependencies:
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requires: []
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conflicts_with: ["property-investor"]
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notes: "Use property-investor for long-term rentals. Use airbnb-host for short-term/part-time hosting."
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metadata:
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created: "2025-11-25"
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version: "1.0.0"
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author: "Agent Smith"
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priority: 3
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ato_guidance: "Airbnb income is assessable. Expenses must be apportioned if property is also used privately. Keep records of days rented vs personal use."
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