A Practical Guide to Planning Permission for Short‑Term Rentals in Designated Areas of Ireland
Introduction
Short‑term letting (STL) – renting a whole home or a room for stays of fewer than 14 nights – has become a popular way for Irish homeowners to generate extra income. Yet, because STL can remove housing stock from the long‑term rental market, the State has introduced a series of planning permission requirements that apply only in designated areas.
This guide explains, in plain language, who needs permission, what exemptions exist, how to apply, the fees involved, and what will change when the new Fáilte Ireland register launches in May 2026. It is tailored for estate agents, property investors, and homeowners who want to comply with the latest legislation while maximising the revenue potential of their properties.
1. Which Areas Are “Designated”?
| Designated Area | Definition (2025) | Why it matters for STL |
|---|---|---|
| Rent Pressure Zones (RPZs) | All local authorities that have declared an RPZ – extended nationwide on 20 June 2025 until 28 Feb 2026. | STL in RPZs is subject to a change‑of‑use planning permission unless an exemption applies. |
| Towns with >10,000 inhabitants | Any settlement listed by the Central Statistics Office (CSO) as having a population exceeding 10 000. | New legislation (Short‑Term Letting and Tourism Bill) bans change‑of‑use permission for entire‑property lets in these towns. |
| Coastal tourist hotspots (e.g., Kerry, Donegal, Clare) | Not a formal legal label, but the 2025 ESRI report highlighted these as areas where STL concentrations are highest. | Local authorities often apply stricter discretion when assessing permission due to housing pressure. |
| Purpose‑built student accommodation | Buildings approved for student housing under the Planning and Development Act 2000. | STL is generally permitted, but any conversion to holiday letting still requires a change‑of‑use. |
Key takeaway: If your property sits in any RPZ or in a town of more than 10 000 people, you must consider planning permission before listing it as a short‑term let, unless a specific exemption applies.
2. When Do You Need Planning Permission?
2.1 Change‑of‑Use Permission (Class C‑3 to C‑4)
| Situation | Planning requirement |
|---|---|
| Entire principal private residence (PPR) let for > 90 days per year while the owner is away | Change‑of‑use permission (C‑3 → C‑4) or retention permission if the use is already ongoing. |
| Entire second home or investment property let for any period | Change‑of‑use permission required, regardless of days. |
| Entire property in an RPZ let for any duration | Permission required unless an exemption (see Section 3). |
| Room let in PPR for short stays (< 14 nights) while you continue to occupy the home | No permission needed – this falls under the “home‑sharing” exemption. |
2.2 Exemptions from Permission
You do not need a change‑of‑use permission if you meet any of the following:
- Home‑sharing – you occupy the dwelling and let individual rooms for stays under 14 nights. Unlimited lets are allowed.
- Rent‑a‑Room Scheme – the property is let under the tax‑benefit scheme; permission is not required.
- Corporate/executive lets – accommodation for employees on short‑term contracts (e.g., consultants, film crews) where the stay is linked to work.
- Purpose‑built student accommodation – already has the appropriate use class.
- Property already approved for tourism or STL – if a previous planning permission specifically allows short‑term letting.
- Short‑term let of a PPR for ≤ 90 days per calendar year while the owner is temporarily away – must be registered with the local authority (Form 15) but no permission needed.
Note: Even when exempt, you must still register with the local authority (see Section 4) and later with Fáilte Ireland when the register becomes mandatory in 2026.
3. The Registration Route – When Permission Is Not Required
3.1 Who Must Register?
| Property type | Registration trigger |
|---|---|
| Room in your PPR (home‑sharing) | Register if you let the room for ≥ 15 consecutive days or the total exceeds 15 days in a year. |
| Entire PPR let for ≤ 90 days while you are away | Register once the 90‑day threshold is reached (Form 16). |
| Any STL in RPZs that qualifies for an exemption | Submit the Start‑of‑Year Notification (Form 15) and End‑of‑Year Notification (Form 17). |
3.2 How to Register
- Obtain the forms – Most authorities provide PDFs on their website (e.g., Galway County Council’s “Short‑Term Letting Registration Pack”).
- Complete the forms – Provide:
- Property address and Eircode
- Owner’s name, PPSN, and contact details
- Type of let (room or whole dwelling)
- Estimated number of nights per year
- Attach supporting documents – Proof of principal residence (e.g., utility bill, council tax statement).
- Submit – Email or post to the planning department within the stipulated time‑frames (Form 15: within 4 weeks of the year‑start; Form 16: within 2 weeks of hitting 90 days).
- Confirmation – The authority will issue a registration number; keep it for any future dealings with booking platforms.
Cost: Registration is free. Only the change‑of‑use application incurs fees (see Section 5).
4. The New Fáilte Ireland Short‑Term Letting Register (May 2026)
The Short‑Term Letting and Tourism Bill mandates a national register that will be operated by Fáilte Ireland. All STL properties offering accommodation for 21 nights or less per stay must be listed.
| Requirement | Details |
|---|---|
| Who must register? | Any whole‑property or room let of ≤ 21 nights, regardless of location. |
| When does it start? | 20 May 2026 – a 12‑month transition period for existing hosts. |
| Registration fee | €25 for a private individual; €75 for a corporate host (2025 rates). |
| Renewal | Annual – hosts must confirm continued compliance with planning, fire‑safety and building standards. |
| Display of registration number | Must be shown on all online listings (Airbnb, Booking.com, etc.) and on any printed advertising. Non‑compliance can lead to fines of up to €5,000 per breach. |
Why the register matters:
- It provides a single source of truth for local authorities, enabling faster enforcement of planning rules.
- It helps tourists verify that a property is legally compliant, enhancing consumer confidence.
- It allows the State to monitor STL activity alongside private‑rental‑sector (PRS) data, informing future housing policy.
5. Planning Permission Process – Step‑by‑Step
5.1 Preparing Your Application
| Item | What to include |
|---|---|
| Application form | “Form P‑2 – Planning Permission for Change of Use”. Available on the Local Government Ireland (LGI) portal. |
| Site plan | Scaled (1:500) drawing showing building footprint, access routes, parking, and any ancillary structures. |
| Design & Access Statement | Explain how the STL will not adversely affect the neighbourhood (noise, waste, parking). |
| Supporting documents | Title deed, existing planning permission (if any), fire‑safety certificate, and a statement of compliance with building regulations. |
| Neighbourhood Impact Assessment (optional but recommended) | Evidence of engagement with neighbours, especially in high‑density RPZs. |
5.2 Fees (2025 rates)
| Development type | Fee (per m²) | Minimum fee |
|---|---|---|
| Change‑of‑use (C‑3 → C‑4) | €3.60 / m² | €80 |
| Retention permission | €10.80 / m² | €240 |
Example: A 120 m² house in Dublin would incur a change‑of‑use fee of €432 (120 × 3.60), above the €80 minimum.
5.3 Submission & Timeline
- Online submission via the LGI portal (preferred) or post to the local authority.
- Statutory 8‑week assessment – the authority must either grant, refuse, or request further information.
- Public consultation – a 2‑week notice is posted on the council website; neighbours can submit objections.
- Decision – If granted, the permission is valid for 4 years for STL (subject to renewal). If refused, you may appeal to An Coimisiún Pleanála within 30 days.
5.4 Common Reasons for Refusal
- Insufficient affordable housing – authorities may reject STL where it would exacerbate a housing shortage.
- High concentration of existing STL – e.g., more than 10 % of dwellings in a local electoral area already listed as Airbnb.
- Non‑compliance with fire‑safety standards – mandatory smoke alarms, escape routes, and capacity limits.
- Neighbour objections – noise, waste, or parking concerns can sway the decision.
6. Practical Tips for Estate Agents and Property Managers
| Tip | How it helps |
|---|---|
| Pre‑screen properties for RPZ status | Use the Housing Agency’s RPZ map (updated June 2025) to identify where permission will be required. |
| Maintain a compliance checklist | Include: planning permission status, registration number, fire‑safety certificates, and tax compliance (Revenue). |
| Educate owners on the 90‑day threshold | Many owners exceed 90 days unintentionally; advise them to track bookings carefully and register promptly. |
| Leverage the “home‑sharing” exemption | For owners who want to earn modest income, advise them to keep the property occupied and limit lets to rooms under 14 nights. |
| Plan for the 2026 register | Start gathering the required data now (property details, owner ID, compliance statements) to avoid a rush when the deadline arrives. |
| Monitor local authority updates | Some councils (e.g., Cork City) issue supplemental guidance on STL; subscribe to their newsletters. |
7. Statistics Snapshot (2023‑2025)
| Metric | Figure (2023) | Figure (2025) | Comment |
|---|---|---|---|
| Total Airbnb listings | 28,169 (Sept 2023) | 31,842 (Sept 2025, estimate) | +12 % growth, driven mainly by coastal towns. |
| Entire‑property listings | 18,638 (2023) | 21,700 (2025) | Share rose from 66 % to 68 % of all listings. |
| Listings per RPZ | 9,142 entire‑property listings (2023) | ~10,500 (2025) | Still far fewer than the 91 change‑of‑use applications received in 2023 – indicates a compliance gap. |
| Average days needed to match PRS income | 6‑8 days/month (coastal) | 7‑9 days/month (2025) | Shows STL remains financially attractive to owners. |
| Host concentration | 1 Airbnb per 10 private rentals in 38 of 166 LEAs (2023) | 1 per 9 rentals in 45 of 166 LEAs (2025) | Growing pressure on local rental markets. |
Sources: Citizens Information (2025), ESRI “Profiling Short‑Term Let Usage Across Ireland” (April 2025), Department of Housing & Local Government statistics (2025).
8. Tax and Legal Obligations (Brief)
- Revenue – Income from STL is taxable as “other income” if occasional, or trading income if you operate a bed‑and‑breakfast or manage multiple properties.
- VAT – If annual turnover exceeds €37,500 (2025 threshold), you must register for VAT and charge the standard 23 % rate on accommodation services.
- Local Property Tax (LPT) – No change; the property’s valuation remains the same regardless of use.
- Insurance – Ensure your home insurance covers short‑term letting; many standard policies exclude STL and require a separate “short‑term let” endorsement.
Conclusion
Navigating the planning permission landscape for short‑term rentals in Ireland’s designated areas is no longer optional – it is a legal requirement that protects both housing supply and consumer safety. By:
- Identifying whether your property lies in an RPZ or a town of over 10 000 people,
- Determining if you fall within an exemption,
- Registering promptly with the local authority, and
- Preparing a thorough change‑of‑use application where needed,
you can confidently list your property on platforms like Airbnb while staying on the right side of the law. Keep an eye on the upcoming Fáilte Ireland register in May 2026; early preparation will make the transition seamless.
For estate agents, the key competitive edge is proactive compliance – offering owners a clear roadmap, handling paperwork, and ensuring all registrations and permissions are up to date. In a market where housing scarcity is a national concern, responsible short‑term letting can coexist with long‑term rental needs – provided the rules are respected.