Airbnb and Short-Term Lets: The Planning Permission Rules

Thinking of renting your home on Airbnb or short-term letting? Whether you’re listing a spare room or a second property, there are now strict rules to follow across Ireland. Here’s a breakdown of what counts as short-term letting — and when you’ll need planning permission.

💡 What counts as Short-Term Letting?

Short-term letting means renting a house, apartment, or part of one (like a bedroom) for periods of up to 14 days at a time. If you’re offering stays longer than that, different tenancy laws apply — but for Airbnb-style rentals, these are the key rules to know.

📍 Since 2024, all of Ireland is a Rent Pressure Zone (RPZ)

Until recently, only certain areas (like Dublin and Cork) had special restrictions. But since July 2025, the entire country is now classed as a Rent Pressure Zone. That means the same short-term letting rules apply everywhere — urban or rural.

The big difference now? If you want to let a second home short-term, you’ll almost always need planning permission for a “change of use.”

🏡 Letting your own home (“Principal Private Residence”)

If you’re letting your own home, different rules apply depending on whether you stay in your home during the lettings, or rent it out while you’re away.

✅ If you stay in the house during the lettings:

• Unlimited short-term lets are allowed (in stints of 1–14 days each)

• You can rent up to 4 bedrooms, with a maximum of 4 guests per room

• You must submit a notification form to your local council before you start letting

🗓️ If you’re away during the lettings:

• You can rent your home for up to 90 days per year

• Stints must be 1–14 days each

• You must submit annual notification forms to your local council

🏘️ Letting a Second Home

If the property is not your principal private residence (if it’s a second or holiday home), you’ll need to apply for planning permission for a change of use before listing it for short-term lets.

This is because using a residential property for short-term guests counts as a material change of use under Irish planning law — meaning it’s treated differently from long-term residential occupation.

Without this permission, the council can issue enforcement notices and penalties.

🔥 Other rules still apply

Even if your short-term letting is exempt from planning permission, you must still comply with other legal obligations, including:

• Fire safety and building standards

• Tax declarations and income reporting

• Compliance with existing planning conditions on your home (for example, if a previous permission restricts use as a short-term let)

If in doubt, check with your local planning authority before you list your property.

🧭 Final Tip

Short-term letting can be a great way to earn extra income — but the planning and compliance rules are now more complex than ever. Getting the details right from the start avoids enforcement issues and ensures your listing is fully legal.

Need expert guidance? Use our free planning checker for quick answers, or book a 1-to-1 consultation for tailored advice before you list.

All information correct on the day of posting – check you are following the latest guidance. Always seek professional advice.