Dingle, Ireland Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Dingle, Ireland?

Dingle, located on the scenic Dingle Peninsula in County Kerry, Ireland, is a popular tourist destination known for its charming town, stunning coastal views, and lively pubs. With the rise of short-term rental platforms like Airbnb and VRBO, many property owners in Dingle are looking to capitalize on the tourism boom. However, it's important to understand the local regulations governing short-term rentals before starting your business.

Starting a Short-Term Rental Business in Dingle

To operate a short-term rental in Dingle, you must comply with the regulations set forth by Kerry County Council. Short-term letting is defined as renting out a house or apartment, or part of a house or apartment, for any period not exceeding 14 days.

If your property is located in a designated "rent pressure zone" (RPZ), which includes the Killarney Local Electoral Area, additional restrictions apply. In an RPZ, you can only rent out your entire principal private residence for up to 90 days per year without requiring planning permission. If you exceed the 90-day limit or rent out a property that is not your principal residence, you must obtain a change of use planning permission from the council.

Homesharing, where you rent out a room or rooms in your principal residence while continuing to live there, is generally permitted without restrictions. However, if you're in an RPZ, you must register with the local planning authority and fulfill specified reporting obligations.

Enforcement of these regulations has been a challenge for Kerry County Council. In February 2022, the council attempted to prohibit Airbnb and other short-term lettings at the gateway to the Dingle Peninsula in Milltown, but their decision was overturned by An Bord Pleanála. The council has sent enforcement warning letters to Airbnb operators in Killarney, but many cases remain open.

Some property owners have expressed frustration with the regulations. On the Ireland subreddit, one commenter shared their brother's experience: "My brother has just managed to evict a tenants who simply stopped paying rent. She owes him 13k which he knows he'll never get back. Took the bones of 2 years to get her out through the legal channels. Fuck that shit. If I have worked hard enough throughout my life to buy a property, I should be able to do whatever the fuck I want with it."

Despite the challenges, Kerry County Council remains committed to enforcing the short-term letting rules. Chief Executive Moira Murrell stated, "Legislation is very clear, planning permission is needed to operate a short-term let." The council is currently assessing whether their enforcement efforts are resulting in more properties being made available for long-term rental.

If you're considering starting a short-term rental business in Dingle, be sure to familiarize yourself with the local regulations and obtain the necessary permissions. While the rules may seem restrictive, they aim to balance the needs of tourists, residents, and the local housing market. With careful planning and compliance, you can successfully operate a short-term rental in this beautiful part of Ireland.

Short-Term Rental Licensing Requirement in Dingle

To legally operate a short-term rental in Dingle, property owners must obtain the proper licensing from Kerry County Council. The specific requirements depend on the property type and whether it is located in a Rent Pressure Zone (RPZ).

According to the Kerry County Council website, the following are the key licensing requirements for short-term rentals in Dingle:

• If your entire property is located in the Killarney Local Electoral Area RPZ and is not your principal private residence, you must apply for a change of use planning permission to use it for short-term letting. This applies even if you only rent it out for part of the year.
• If you are "homesharing" (renting rooms in your principal residence) in an RPZ, you must register with the council using Form 15. There is no fee for this registration. You can homeshare for an unlimited number of days per year.
• If your entire principal residence is in an RPZ and you want to do short-term letting while temporarily away, you must also register with the council using Form 15. You can let your home for up to 90 days per year. If you exceed 90 days, you must get planning permission.
• If your property is outside an RPZ, there are currently no specific STR licensing requirements. However, letting any property short-term may still be considered a change of use requiring planning permission.

To apply for planning permission or to register homesharing, submit the appropriate forms to:

Homesharing and Short Term Letting
Planning Department
Kerry County Council
County Buildings
Rathass, Tralee
Co. Kerry, V92 H7VT

The council's website does not specify the planning permission fee for short-term rentals. In general, planning application fees depend on the development type and range from €65 to €38,000. Contact the Planning Department for the exact STR planning fee.

The council aims to issue planning decisions within 8 weeks of receiving a complete application. For homesharing registration, no council review is required, so the process should be quicker.

Kerry County Council has stated it will "actively implement and enforce" the STR rules by using its available powers to address unauthorized short-term letting activity. While specific STR violation penalties are not listed on its website, in general, breaches of planning law can result in fines up to €12.6 million and/or 2 years imprisonment.

Required Documents for Dingle Short-Term Rentals

When applying for planning permission or registering for a short-term rental exemption in Dingle, you will need to submit several documents to Kerry County Council. The specific requirements depend on your situation, but may include:

1. Planning Permission Application Form: If you need to obtain a change of use planning permission for short-term letting, complete the planning permission application form available on the Kerry County Council website. Submit the form to the Planning Department along with the required fee and supporting documents.
2. Form 15 - Start of Year Notification: If you qualify for the homesharing exemption in a Rent Pressure Zone (renting rooms in your principal residence or temporarily renting your entire residence for up to 90 days), you must register with the council using Form 15. Submit this at the start of each year, no later than 2 weeks before your first short-term let.
3. Form 16 - 90 Day Threshold Notification: If you are homesharing your entire principal residence and reach the 90 day letting limit in a year, submit Form 16 to the council within 2 weeks of hitting the threshold.
4. Form 17 - End of Year Notification: At the end of each year, between January 1-28, submit Form 17 to the council to report your total short-term letting activity for the previous year.
5. Proof of Principal Private Residence: When registering for the homesharing exemption, you must provide evidence that the rental property is your principal private residence. This could include utility bills, tax statements, or other official correspondence showing your name and address.
6. Site Notice: When applying for planning permission, you must post a site notice at the property. The council provides templates for this notice on their website in English and Irish.
7. Newspaper Notice: You may also need to publish a notice of your planning permission application in an approved local newspaper. The notice should follow the format specified by the council.
8. Site Location Map: Include a site location map with your planning application, clearly identifying the property and its surrounding context.
9. Site Layout Plan: Provide a detailed site layout plan showing the property boundaries, access points, and any proposed changes for the short-term rental use.
10. Floor Plans and Elevations: Submit detailed floor plans and elevation drawings of the property, highlighting any proposed modifications to accommodate short-term rentals.

All planning application forms and short-term letting notification forms can be downloaded from the Kerry County Council website. Completed forms and supporting documents should be sent to:

Homesharing and Short Term Letting
Planning Department
Kerry County Council
County Buildings
Rathass, Tralee
Co. Kerry, V92 H7VT

By gathering the necessary documents and submitting them to the council in a timely manner, you can ensure your short-term rental in Dingle complies with local regulations. The Planning Department staff are available to answer questions and provide guidance throughout the process.

Dingle Short-Term Rental Taxes

When operating a short-term rental business in Dingle, it's crucial to understand your tax obligations. Income from short-term lets is subject to Irish income tax, and depending on your circumstances, you may also need to pay Value Added Tax (VAT). Here's a breakdown of the key taxes that may apply:

Income Tax

All income earned from short-term rentals in Ireland is subject to income tax, regardless of your tax residency status. The tax rates for the 2023 tax year are:

1. 20% on income up to €40,000
2. 40% on income above €40,000

You must declare your rental income on either a Form 12 (for PAYE taxpayers with non-PAYE income under certain limits) or a Form 11 (for self-employed individuals and those with higher non-PAYE income). The deadline for filing your tax return is October 31 of the year following the tax year.

If you are tax resident in Ireland, you may be able to claim certain tax credits and deductions to offset your rental income. Non-residents are still required to pay income tax on their Irish rental income but may not be eligible for all credits and deductions.

Value Added Tax (VAT)

If your total annual turnover from short-term rentals exceeds €37,500, you must register for VAT. The standard VAT rate in Ireland is 23%, which you must charge on top of your rental fees and then remit to the Revenue Commissioners.

However, a reduced VAT rate of 9% applies to certain tourism-related services, including holiday accommodation. To qualify for this reduced rate, you must fulfill specific conditions, such as providing short-term accommodation in a premises that meets the definition of a "holiday camp, holiday chalet, or other tourist accommodation."

Local Property Tax (LPT)

All residential properties in Ireland are subject to Local Property Tax, which is based on the market value of the property. The tax is calculated using a system of valuation bands, with rates ranging from 0.1029% to 0.2563% of the property's value. As a short-term rental operator, you are responsible for paying LPT on your property.

Possible Deductions and Write-Offs

To reduce your tax liability, you may be able to deduct certain expenses related to your short-term rental business. These can include:

1. Mortgage interest (for non-principal private residences only)
2. Property insurance
3. Utility bills (electricity, gas, water, etc.)
4. Cleaning and maintenance costs
5. Advertising and marketing expenses
6. Accounting and legal fees
7. Repairs and replacements (but not improvements)
8. Depreciation of furniture and equipment (12.5% over 8 years)

It's essential to keep accurate records of all your income and expenses to support any deductions claimed on your tax return.

Navigating the tax landscape for short-term rentals in Dingle can be complex. It's advisable to consult with a qualified tax professional who can provide guidance tailored to your specific situation. By understanding and fulfilling your tax obligations, you can ensure the long-term success and compliance of your short-term rental business.

Ireland Wide Short-Term Rental Rules

In addition to the specific regulations in Dingle and County Kerry, short-term rental hosts must also comply with national laws and guidelines. Here are some of the key Ireland-wide rules to be aware of:

Planning Permission Requirements

Under the Planning and Development Act 2000, short-term letting of a house or apartment, or part of a house or apartment, for any period not exceeding 14 days is considered a "material change of use" requiring planning permission from the local authority. This applies nationwide, not just in rent pressure zones.

However, there are some exemptions from this requirement:

1. If you are only offering short-term lets for 90 days or less per year in your principal private residence while you are temporarily absent. The 90 days do not have to be consecutive.
2. If you are "homesharing" by renting out room(s) in your principal private residence while you continue to live there. There is no limit on the number of days per year for homesharing.

Outside these exemptions, you must obtain planning permission for short-term letting. Breaches of planning law can result in fines up to €10 million or 2 years imprisonment.

Taxation of Short-Term Rental Income

All income earned from providing short-term accommodation is subject to income tax. If your annual turnover exceeds €37,500, you must also register and account for VAT at 9% on your short-term letting income.

You can deduct allowable expenses from your rental income for tax purposes, such as:

1. Electricity, gas, heating, phone, and broadband charges
2. Cleaning, laundry and similar costs
3. Advertising and letting fees
4. Accountancy fees
5. Mortgage interest on loans used to purchase, improve or repair the property (subject to limits)
6. Repairs, maintenance, and replacements (but not improvements)

Detailed records should be kept to support any expense deductions claimed.

Fire Safety Requirements

All short-term lets must comply with fire safety legislation. As the property owner, you are responsible for carrying out a fire risk assessment and ensuring appropriate fire detection and alarm systems, fire extinguishers, emergency lighting, and clearly marked escape routes are in place.

Specific fire safety requirements depend on the building type and size. Detailed guidance is available from the Department of Housing, Local Government and Heritage.

Registration of Premises

If your short-term let can accommodate four or more guests, it is considered a "prescribed premises" and must be registered with the local authority. You will need to provide details about the property, the fire safety measures, and the management arrangements.

Failing to register a prescribed premises is an offense liable to a fine up to €5,000 and/or 6 months imprisonment.

Upcoming Short-Term Letting Register

The Irish government is developing an online registration system for short-term rentals, expected to launch in 2024. Under this new system, all short-term letting hosts will need to register annually with Fáilte Ireland (the national tourism development authority) and obtain a unique registration number.

This number must be displayed on any online advertisements for the property. Booking platforms like Airbnb and Vrbo will only be able to accept listings that have a valid Fáilte Ireland registration number.

By understanding and complying with these national regulations, as well as the local rules in Dingle, hosts can operate their short-term rental businesses responsibly and avoid potential legal issues. It's always advisable to seek professional guidance to ensure you are meeting all the relevant regulatory requirements.

Does Dingle Strictly Enforce STR Rules?

Based on recent reports and discussions among property owners, it appears that Dingle and Kerry County Council are becoming increasingly strict about enforcing short-term rental regulations, especially in rent pressure zones like Killarney. However, enforcement efforts have faced some challenges and pushback.

In February 2022, Kerry County Council attempted to prohibit Airbnb and other short-term lettings at the gateway to the Dingle Peninsula in Milltown. However, their decision was overturned by An Bord Pleanála, who ruled that the council's restrictions were unwarranted since Milltown was not in a rent pressure zone.

As of May 2023, the council had sent 183 enforcement warning letters to Airbnb operators in Killarney, which is a designated rent pressure zone. However, only two applications for planning permission to change a dwelling to a short-term let were made as a result. 87 enforcement cases were still open and being pursued.

Kerry County Council Chief Executive Moira Murrell has stated that "legislation is very clear, planning permission is needed to operate a short-term let." The council is currently assessing whether their enforcement efforts are resulting in more properties being made available for long-term rental, especially in the Killarney rent pressure zone.

Despite the council's enforcement attempts, many property owners continue to operate short-term rentals, attracted by the significantly higher profits compared to long-term renting. On the Ireland subreddit, one commenter shared: "If I'd a property free to rent I'd definitely be using short term rentals over long term. My brother has just managed to evict a tenants who simply stopped paying rent. She owes him 13k which he knows he'll never get back. Took the bones of 2 years to get her out through the legal channels."

Another commenter expressed frustration with the regulations: "If I have worked hard enough throughout my life to buy a property, I should be able to do whatever the fuck I want with it. The housing crisis is the governments issue to fix, not mine."

This sentiment is echoed by many short-term rental hosts who feel they should have the right to use their property as they see fit. Compared to other Irish cities and towns, Dingle appears to be less Airbnb-friendly from a regulatory perspective, with the council making STR enforcement more of a priority.

However, in practice, the profits from short-term renting are so high that many hosts continue to operate STRs despite the rules. Enforcement has proven challenging, with long delays in planning permission decisions and many open cases.

In conclusion, while Dingle and Kerry County Council are working to crack down on unauthorized short-term rentals, especially in rent pressure zones, their efforts have had mixed results so far. The council seems committed to enforcing the rules, but the financial incentive for hosts to continue STR operations remains strong. Achieving a balance between tourism accommodation and long-term housing will likely require further policy changes and enforcement resources at both the local and national level.

How to Start a Short-Term Rental Business in Dingle

Starting a short-term rental business in Dingle can be a lucrative venture, but it requires careful planning and execution. Follow these steps to get your business up and running:

1. Research local regulations: Familiarize yourself with Dingle's short-term rental rules, including planning permission requirements, registration obligations, and tax implications. Consult with Kerry County Council and review their homesharing and short-term letting guidelines to ensure compliance.
2. Prepare your property: Ensure your property is clean, clutter-free, and well-maintained. Provide essential amenities like towels, linens, toiletries, and kitchenware. Consider hiring a professional cleaning service between guest stays to maintain a high standard of cleanliness.
3. Create an enticing listing: Take high-quality photos of your property and write a compelling description highlighting its unique features, amenities, and location. Be honest about what guests can expect to build trust and manage expectations.
4. Choose the right platform(s): List your property on popular short-term rental sites like Airbnb, Vrbo, and Booking.com to maximize exposure. Consider using a channel management tool to streamline the process of managing multiple listings and avoid double bookings.
5. Set competitive rates: Research similar listings in Dingle to determine a competitive nightly rate for your property. Adjust your prices based on seasonal demand, local events, and occupancy trends. Offer discounts for longer stays or last-minute bookings to attract more guests.
6. Provide excellent customer service: Respond promptly to guest inquiries and maintain open communication throughout their stay. Be available to answer questions, provide recommendations, and address any issues that may arise. Go above and beyond to create a memorable experience for your guests.
7. Promote your listing: Leverage social media platforms like Facebook and Instagram to showcase your property and attract potential guests. Encourage satisfied guests to leave positive reviews on your listing, as this can significantly impact future bookings.
8. Comply with tax obligations: Register with the Irish Tax and Customs Revenue and obtain a Tax Registration Number. Keep accurate records of your rental income and expenses, and file your tax returns on time. Consider hiring an accountant familiar with short-term rental taxation to ensure compliance.
9. Continuously improve: Regularly gather feedback from guests and use it to make improvements to your property and service. Stay up-to-date with industry trends and best practices to remain competitive in the Dingle short-term rental market.
10. Network with local businesses: Build relationships with local businesses, such as restaurants, tour operators, and shops, to create a mutually beneficial referral network. Recommend these businesses to your guests and encourage them to recommend your property to their customers.

By following these steps and providing an exceptional guest experience, you can build a successful short-term rental business in Dingle. Remember to stay informed about local regulations and adapt to changes in the market to ensure the long-term success of your venture.

Who to Contact in Dingle about Short-Term Rental Regulations and Zoning?

If you have questions about short-term rental regulations, planning permission requirements, or zoning in Dingle, here are the key contacts and resources:

Kerry County Council Planning Department
Address: County Buildings, Rathass, Tralee, Co. Kerry, V92 H7VT
Phone: 066 718 3582
Fax: 066 712 0328
Email: plan@kerrycoco.ie

For specific inquiries related to homesharing and short-term letting, contact:

1. Homesharing and Short Term Letting
   Planning Department
   Kerry County Council
   County Buildings
   Rathass, Tralee
   Co. Kerry, V92 H7VT
2. Dingle Properties
   Mike Kennedy - Auctioneer & Valuer
   Address: Main Street, Dingle, Co. Kerry
   Phone: (0)87 171 6657
   Email: info@dingleproperties.ie
   Website: https://dingleproperties.ie/

Dingle Properties, run by auctioneer Mike Kennedy, offers a range of residential properties for sale, short-term properties to let, and commercial properties in the West Kerry region. They can provide guidance on the local short-term rental market and regulations.

Online Communities and Resources for Short-Term Rental Hosts

BiggerPockets Short Term Rental & Airbnb Investing Forum: https://www.biggerpockets.com/forums/530

This active forum is a great place to connect with other short-term rental investors, ask questions, and learn from experienced hosts.

r/AirBnB subreddit: https://www.reddit.com/r/AirBnB/

The Airbnb subreddit is a useful resource for hosts to discuss strategies, share experiences, and stay up-to-date on platform changes and industry news.

ASTRA (Association of Short Term Rental Accommodation): https://astra.ie/

ASTRA is a non-profit trade association representing the short-term rental sector in Ireland. They provide guidance, support, and advocacy for hosts and property managers.

Airbnb Help Center: https://www.airbnb.com/help/topic/1383/short-term-rental-regulations

Airbnb's Help Center offers a section dedicated to short-term rental regulations, including an overview of rules in popular Irish cities and links to relevant government resources.

By reaching out to these contacts and engaging with online host communities, you can stay informed about the latest short-term rental regulations in Dingle and get advice from experienced operators. Remember to always verify information with official sources and consult with legal and tax professionals to ensure compliance with all applicable laws and regulations.

What Do Airbnb Hosts in Dingle on Reddit and Bigger Pockets Think about Local Regulations?

To get a sense of how short-term rental operators in Dingle feel about the local regulations, I searched through relevant threads and comments on Reddit, Bigger Pockets, and other online forums. Here are some key takeaways:

On the Ireland subreddit, one commenter expressed frustration with the regulations restricting short-term lets: "If I have worked hard enough throughout my life to buy a property, I should be able to do whatever the fuck I want with it. The housing crisis is the governments issue to fix, not mine."

Another Reddit user shared an anecdote highlighting the challenges of long-term renting compared to Airbnb: "My brother has just managed to evict a tenants who simply stopped paying rent. She owes him 13k which he knows he'll never get back. Took the bones of 2 years to get her out through the legal channels. Fuck that shit."

Discussing the prevalence of short-term rentals in Dingle, one commenter noted, "I've heard from friends that supposedly in Dunquin on the dingle peninsula that there are more holiday homes than family homes. Yep and it makes it a complete nightmare for locals to find suitable accommodation. Countless people living at home with their parents while these houses are empty beside them."

In a thread about Airbnb experiences in Ireland, a user shared a positive experience in Dingle: "On the other hand stayed in an Airbnb in Dingle, single room with a friend. It was a lovely house, lovely host and a great breakfast. I think the quirky/weird ones seem to be the best for the overall experience."

However, most of the discussions I found focused on the guest experience rather than the host perspective. There were limited posts from Airbnb hosts in Dingle specifically discussing the local regulations.

On Bigger Pockets, I did not find any forum threads or comments directly related to short-term rental regulations in Dingle. The discussions tended to focus more on general STR investing strategies and markets in the United States.

Overall, while there are some anecdotes and opinions shared by Irish Airbnb hosts and guests online, I did not uncover a wealth of detailed, Dingle-specific discussions about the local short-term letting rules from the host perspective. The comments suggest a mix of frustration with the restrictions and challenges of long-term renting, but also some positive guest experiences with Airbnbs in the area. More direct insights from Dingle STR operators would be valuable to fully understand their views on the regulatory landscape.

Disclaimer: While we here at BNBCalc strive to keep all of our city regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each city and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.