What is Ireland Planning Permission for Short-Term Lets?

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How it works

To comply, a property owner must first determine if their property is located within a Rent Pressure Zone. If it is, and the property is not their Principal Private Residence (PPR), they must apply for 'change of use' planning permission from their local council before advertising or operating it as a short-term let.

This application involves submitting detailed plans, paying a fee, and undergoing a formal review process. Councils assess applications based on local housing needs and planning policies, and approval is not guaranteed.

Properties that are the owner's main home can be let on a short-term basis in an RPZ without this planning permission, provided the total number of let days does not exceed 90 per year.

Why it matters

Obtaining the necessary planning permission is critical for legal compliance and avoiding significant penalties. Local authorities have the power to issue enforcement notices and substantial fines (up to €5,000) to property owners who operate non-compliant short-term lets in RPZs.

These regulations are a key government tool for managing housing stock in high-demand urban areas. For hosts, understanding and adhering to these rules is essential for the lawful and sustainable operation of their rental business.

Examples

• An investor owns a second apartment in Dublin city, which is a Rent Pressure Zone. To legally rent it out on Vrbo for weekend stays, they must first apply for and be granted planning permission for a change of use from the Dublin City Council.
• A homeowner in Cork city lives in their house full-time but decides to rent out a spare room on Airbnb for a total of 60 days throughout the year. As this is their Principal Private Residence and the rentals are under the 90-day annual limit, they are exempt from needing to apply for planning permission.
• A family owns a dedicated holiday cottage in a rural part of County Kerry that is not within a Rent Pressure Zone. They are not subject to the specific RPZ planning permission rules but still must comply with any other local council requirements and register with Fáilte Ireland.
• A property manager takes over a portfolio of apartments in Galway city (an RPZ). Their first step is to conduct an audit to verify which properties have the required change of use planning permission, ensuring the entire portfolio is legally compliant before marketing them as short-term lets.