Key Takeaways
| Main Point | Details |
|---|---|
| What is a Short-Term Let? | Renting out your property or room for less than 14 days at a time, typically via platforms like Airbnb and Booking.com. |
| When is Planning Permission Needed? | Planning permission is required if your property is in a Rent Pressure Zone (RPZ) and exceeds usage thresholds. |
| Exemptions | Properties not in RPZs or properties under certain usage scenarios are exempt from permission requirements. |
| Registration Requirements | New short-term lets register with Fáilte Ireland will be mandatory for properties offering stays under 21 nights annually. |
| Penalties for Non-Compliance | Properties without proper permission or registration may face enforcement action and financial penalties. |
What is a Short-Term Let?
A short-term let involves renting out a property or a room for less than 14 days at a time. This is common on platforms like Airbnb and Booking.com, where property owners offer accommodation for weekends, holidays, or other short stays.
Short-term letting is regulated under the Planning and Development Act 2000, with stricter rules introduced in July 2019 to help reduce housing shortages in high-demand areas known as Rent Pressure Zones (RPZs).
When Do You Need Planning Permission for Airbnb? And What is the 90-Day rule?
You may need planning permission if your property is located in a Rent Pressure Zone (RPZ) and falls under specific usage scenarios.
Planning Permission is Required If:
- You let out your entire principal private residence for short-term lets exceeding 90 days per year.
- You rent out a second property for short-term lets, regardless of the number of days.
Local authorities are unlikely to approve planning permission in areas with high housing demand, rent inflation, and insufficient housing supply.
What Are Rent Pressure Zones (RPZs)?
RPZs are designated areas with high rents and limited housing supply.
In these areas, stricter regulations apply to protect long-term rental availability. Examples of RPZs include parts of Dublin, Cork, and Galway.
Exemptions from Planning Permission in Ireland.
As seen on Citizens’ Information, you do not need to apply for planning permission in the following cases:
- Your Property is Not in an RPZ.
If your property is outside a designated RPZ, you are exempt from these regulations.
2. Stays of 15 Days or More.
Short-term lets for 15 days or longer at a time do not require planning permission, even in RPZs.
3. Existing Tourism or Short-Term Let Permission
If your property already has planning permission for tourism use or short-term letting, no additional permission is needed.
4. Corporate or Executive Lets.
Properties let to professionals under employment contracts (e.g., temporary corporate housing) are exempt.
5. Home-Sharing.
If you rent out a room or rooms in your principal private residence while living there, you can offer unlimited short-term stays without planning permission.
- Short-Term Lets Under 90 Days – Renting out your entire principal residence for less than 90 days per year while you are away is exempt.
- Purpose-Built Student Accommodation – Such properties have built-in planning permissions allowing short-term stays outside academic terms.
New Short-Term Tourist Letting Register (STTL)
A new online registration system (Short Term Tourist Letting Register) to be managed by Fáilte Ireland was scheduled to launch in late 2024. As far as we know, this is still in the works.
This system will require Anyone offering paid accommodation of up to and including 21 nights to:
- Register their property annually.
- Provide details about the property, including its Eircode and usage.
- Obtain a registration number to advertise the property on booking platforms.
Platforms like Airbnb and Booking.com will only be allowed to list properties that are registered with Fáilte Ireland.
Who Needs to Register?
Registration will be required for properties offering accommodation for 21 nights or fewer annually, including:
- Bedrooms in your principal private residence.
- Entire properties rented out on a short-term basis.
- Multiple units at a single address (e.g., holiday villages or apartment complexes).
How to Register with Local Authorities.
Even if you are exempt from planning permission in an RPZ, you still need to notify your local authority to validate your exemption. Registration involves submitting the following forms:
- Form 15 (Start-of-Year Notification)
- Submit this form within 4 weeks of the start of the year or 2 weeks before the first short-term let.
2. Form 16 (90-Day Threshold Notification)
- Submit this if you exceed the 90-day threshold while temporarily away from your principal residence.
3. Form 17 (End-of-Year Notification):
- Submit between 1 and 28 January of the following year to report your lettings activity.
Forms can be submitted via email, post, or through an online system (e.g., Dublin City Council’s platform).
Tax Obligations for Short-Term Lets.
Income from short-term lets must be declared to Revenue. It is taxed as:
- Other Income – If the lettings are occasional.
- Trading Income – If you operate an ongoing business (e.g., a B&B or guesthouse).
You can submit your tax return through Revenue’s myAccount or the Revenue Online Service (ROS).
Penalties for Non-Compliance
Failing to comply with planning and registration requirements can result in enforcement action, including:
- Legal Proceedings – Planning authorities can take action under the Planning and Development Act 2000, leading to fines and other penalties.
- Platform Restrictions – Once the Fáilte Ireland system is live, properties without valid registration numbers cannot be listed on booking platforms.
Applying for Planning Permission
If your property requires planning permission, you must:
- Fill out a planning application form from your local authority.
- Submit the form with supporting documents to your local Planning Department.
The application process typically takes 8 weeks, but decisions can be delayed if further information is required or if the decision is appealed to An Bord Pleanála.
For unauthorised short-term lets, you must apply for retention permission, which carries higher fees.
Appealing a Planning Decision
If your application is refused, you can appeal to An Bord Pleanála within 4 weeks of the decision date. Further details on how to appeal are available on An Bord Pleanála’s website.
Final Thoughts
Planning permissions and regulations for short-term lets are designed to protect housing availability in high-demand areas. Understanding these rules, complying with exemptions, and registering your property with local authorities will help you avoid legal and financial complications.
For more information, consult your local authority or visit citizensinformation.ie.
For more information on Planning Permissions, read HERE.
