Regulating short-term rental platforms such as Airbnb is unlikely to unlock more homes for long-term tenants, according to new research.

A YouGov survey of Australian Airbnb hosts found 88% would not convert their properties into long-term rentals even if stricter rules were imposed. About half said they would rather leave their property vacant, while two-thirds said their home wasn’t suitable for long-term tenants due to being a primary residence, holiday home, or secondary property.

Only 12% indicated they would consider making the switch. In Victoria, where a 7.5% levy applies to short-term rental hosts, there has been no measurable improvement in long-term vacancy rates.

Currently, short-term rentals make up roughly 2% of all dwellings in Australia.