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

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

Short-term rentals through platforms like Airbnb and VRBO have become increasingly popular in Dublin in recent years. However, there are several regulations hosts need to be aware of before listing their property. This article breaks down the key rules for operating a short-term rental business in Ireland's capital.

Starting a Short-Term Rental Business in Dublin

To legally operate a short-term let in Dublin, you'll need to adhere to the following regulations:

• If renting out your primary residence (PPR), you can do so for up to 90 days per year without planning permission. You must notify the city council using Form 15.
• To rent your PPR for more than 90 days, you'll need to apply for "change of use" planning permission from the local authority.
• For a secondary property (non-PPR), planning permission is always required for short-term lets. Fees are around €200 for an apartment and €600 for a house.
• Properties in designated Rent Pressure Zones (RPZs) face additional restrictions on short-term letting to protect long-term rental supply. Most of Dublin falls under RPZs.
• Exemptions from planning permission apply in some cases, such as corporate/executive lets, student accommodation, and properties outside RPZs.

Hosts must also declare all short-term rental income to Revenue and pay relevant taxes. Different rules apply for primary vs secondary residences.

While the regulations may seem complex, the short-term rental market remains lucrative in Dublin. In 2022, active rentals had an average daily rate of €187, 66% occupancy, and annual revenue of €45,300. Booking platforms like Airbnb enjoyed an 80% occupancy rate in Ireland last year.

However, enforcement of the rules has been lacking to date. Investigations have found the vast majority of Airbnb listings in Dublin are operating illegally without proper planning permission. New legislation to restrict advertising of non-compliant properties has faced delays.

Aspiring hosts should carefully review the regulations with their local authority before starting a short-term letting business. Property management companies can also help navigate the process and optimize listings.

With strong tourist demand and high rental yields, Dublin remains an appealing market for short-term lets despite the regulatory hurdles. By obtaining the necessary permissions and operating above board, hosts can tap into this profitable opportunity.

Short-Term Rental Licensing Requirements in Dublin

To legally launch and operate a short-term rental in Dublin, property owners must obtain the necessary planning permissions and register with the local authority. The requirements vary depending on whether the property is a primary residence and the total number of letting days per year.

For a primary residence (PPR):

1. Letting up to 90 days per calendar year is allowed without planning permission
2. The owner must notify Dublin City Council using "Form 15: Notification for Homesharing" and pay the €45 fee
3. For lets over 90 days, a "change of use" planning permission is required

For a non-primary residence (NPPR):

1. Planning permission is always required regardless of the number of letting days
2. The planning application fee is €220 for an apartment and €660 for a house
3. Additional documentation like site plans, drawings, and ownership details must be submitted

To apply for planning permission, owners need to:

1. Complete the planning application form and submit it with the required fees and documents to the Planning Department of Dublin City Council
2. The typical processing time is 8 weeks from the date of receipt of a valid application
3. If granted, the permission is valid for 3 years. It can be extended for a maximum of 2 additional years.

Exemptions from planning permission apply in some cases:

1. Letting to family members or for educational/cultural/recreational purposes
2. Rentals managed by Fáilte Ireland approved accommodation providers
3. Lets in designated Rent Pressure Zones (RPZs) for less than 14 days per year

Enforcement and penalties:

1. Operating a short-term let without the required planning permission is an offense under the Planning and Development Act 2000
2. Fines of up to €5,000 or 6 months imprisonment can be imposed on summary conviction
3. On indictment, fines can reach €12,697,380 or 2 years imprisonment

Dublin City Council has a dedicated enforcement unit to investigate complaints of unauthorized short-term letting activity

It's crucial for hosts to ensure compliance with these regulations to avoid legal consequences. Consulting with the local planning office or a professional advisor is recommended when navigating the licensing process. With the proper permissions in place, Dublin's short-term rental market offers lucrative opportunities for property owners.

Required Documents for Dublin Short-Term Rentals

To operate a short-term rental in Dublin, property owners must submit certain documents to the local planning authority. The specific requirements depend on the type of property and intended use. Here are the main documents needed:

1. Planning Permission Application Form - This form, available on the Dublin City Council website, is used to apply for the necessary planning permission to operate a short-term let. It must be completed and submitted along with the relevant fees and supporting documentation.

2. Proof of Ownership - Applicants need to provide evidence that they are the legal owner of the property, such as a copy of the property deed or land registry documents. If the applicant is not the owner, written consent from the property owner is required.

3. Site Location Map - A map showing the location of the property within its surrounding context must be included. This should be at a scale of 1:1000 in urban areas or 1:2500 in rural areas.

4. Floor Plans and Elevations - Detailed drawings of the existing and proposed layout of the property, including room dimensions and uses, are needed. These must be at a scale of 1:100 or 1:200.

5. Site Layout Plan - A plan of the property showing boundaries, access points, parking arrangements, and any proposed changes must be submitted. The scale should be 1:100 or 1:200.

6. Notification Forms - Depending on the type of short-term let, additional notification forms may be required:

1. Form 15: Start of Year Notification for homesharing of a principal private residence
2. Form 16: 90-Day Threshold Notification for extended homesharing
3. Form 17: End of Year Notification to confirm homesharing activity

These forms are available on the Dublin City Council website and must be submitted within the specified timeframes.

7. Evidence of Residence - For homesharing of a principal private residence, proof that the property is the host's main home is required. This could include utility bills, electoral register entry, or revenue documents addressed to the host at the property.

8. Application Fee - Planning permission fees for a new short-term let are €220 for an apartment and €660 for a house. Retention fees for an existing unauthorized use are €1,100 and €3,300 respectively.

It's important to engage with the local planning authority early in the process to confirm the exact documents needed for each individual case. Incomplete applications can lead to delays or refusal of planning permission.

By ensuring all required documents are correctly prepared and submitted, property owners can navigate the planning process efficiently and legally establish a short-term rental business in Dublin.

Dublin Short-Term Rental Taxes

As a short-term rental host in Dublin, it's important to understand your tax obligations. The income you earn from renting out your property on platforms like Airbnb is subject to various taxes. Here's a breakdown of the key taxes that apply:

Income Tax: All income earned from short-term rentals is subject to income tax in Ireland. The tax rate depends on your total taxable income and circumstances:

1. 20% on income up to the standard rate cut-off point (€36,800 for single individuals in 2024)
2. 40% on any income above the cut-off point

You must declare your rental income each year by filing either a Form 12 (if under €5,000) or Form 11 (if over €5,000) self-assessed tax return.

PRSI (Pay Related Social Insurance): If your net assessable STR income exceeds €5,000 per year, it will also be subject to PRSI at a rate of 4%.

USC (Universal Social Charge): Short-term rental income is subject to USC. The 2024 rates are:

1. 0.5% on income up to €12,012
2. 2% on income from €12,013 to €22,920
3. 4.5% on income from €22,921 to €70,044
4. 8% on income above €70,044

VAT (Value-Added Tax): If your annual turnover from short-term rentals exceeds €37,500, you may need to register for VAT and charge 9% VAT on your rental fees (increasing to 13.5% from September 2023). However, most hosts fall below this threshold.

Deductions and Expenses: Hosts can deduct allowable expenses from their rental income to reduce their tax liability. Deductible costs may include:

• Mortgage interest
• Cleaning, maintenance, and repair costs
• Insurance premiums
• Utility bills
• Advertising fees and online platform fees
• Accounting fees
• Furniture and appliance depreciation

Detailed record-keeping is essential to support any expense deductions. Hosts should retain receipts, invoices, and bank statements.

By understanding these tax obligations, keeping accurate records, and filing returns on time, short-term rental hosts in Dublin can ensure they stay compliant. For complex tax situations, it's advisable to seek guidance from a qualified tax professional.

Ireland-Wide Short-Term Rental Rules

In addition to the specific regulations in Dublin, there are several Ireland-wide rules that hosts need to be aware of when operating a short-term rental business.

Planned National Registration System

The Irish government is developing a new online registration system for short-term lets, expected to launch later in 2024. Under this system, hosts offering accommodation for 21 nights or less per year will be required to register their property with Fáilte Ireland, the national tourism authority.

To register, hosts will need to provide personal details, property information (including Eircode), confirm they have the necessary planning permission, and pay a registration fee. Once registered, hosts will receive a unique registration number which must be displayed on all online listings and advertisements.

Booking platforms like Airbnb will only be permitted to list properties with a valid Fáilte Ireland registration number. Unregistered properties face fines of up to €5,000.

Focus on Rent Pressure Zones

Current short-term letting regulations primarily target Rent Pressure Zones (RPZs), which cover many urban areas in Ireland. In RPZs, planning permission is required for short-term lets exceeding 90 days per year. The aim is to return properties used for short-term rentals back to the long-term housing market.

However, enforcement of these rules has been lacking to date. Investigations have found a majority of Airbnb listings in Dublin operating without proper planning permission.

Delays Due to EU Considerations

The rollout of Ireland's new short-term letting legislation has faced delays due to European Commission concerns that the laws may be too restrictive on platforms like Airbnb. The Irish government is engaging with the Commission to address these issues and align the regulations with EU proposals.

Despite the delays, the government hopes the new system will unlock up to 12,000 homes currently used as short-term lets and make them available for long-term renters. The registration system itself is reportedly ready to launch once the legislation is enacted.

Tax Obligations

Hosts are required to declare all income earned from short-term rentals to Revenue and pay relevant taxes. Airbnb and other platforms are obligated to share host earnings data with Revenue each year.

It's crucial for hosts to understand the specific tax rules for primary and secondary residences, keep detailed records, and file annual returns to avoid penalties. Professional tax advice is recommended, especially for more complex situations.

By familiarizing themselves with these national regulations and ensuring compliance, short-term rental hosts in Dublin and across Ireland can operate their businesses successfully while contributing to a well-regulated industry. Staying informed of legislative developments will also be key as the new registration system is rolled out.

Does Dublin Strictly Enforce STR Rules?

Based on discussions in online forums like Reddit and Bigger Pockets, it appears that Dublin does not strictly enforce its short-term rental regulations, and many hosts operate illegally without the required planning permissions.

A recent Reddit post highlighted that the vast majority of Airbnb listings in Dublin are illegal, with over 1,000 unauthorized rentals in the Dún Laoghaire area alone. Two law students have taken it upon themselves to investigate and report these non-compliant listings, as the city seems to lack proper enforcement.

Commenters noted that while Airbnb is required to share host earnings data with Revenue for tax purposes, it's unclear if these illegal rentals are meeting other obligations like having proper insurance and fire safety measures in place. The lack of oversight enables many hosts to skirt the rules without facing penalties.

Compared to other major cities, Dublin seems to be relatively Airbnb-friendly from a host's perspective, simply because the existing regulations are poorly enforced. Despite the planning permission requirements, hosts continue to operate short-term rentals with little fear of consequences.

The Irish government has faced delays in implementing a nationwide registration system for short-term lets, further weakening Dublin's ability to crack down on illegal rentals. Until this system is in place and the city takes a stricter enforcement approach, many hosts will likely continue to flout the rules.

While some European cities like Barcelona have successfully curbed illegal Airbnb activity through measures like freezing new licenses and conducting rigorous spot checks, Dublin lags behind in this regard. The city's current stance seems to be one of passive acceptance rather than proactive enforcement.

So in summary, Dublin's STR market remains quite unregulated in practice, with many hosts operating illegally without planning permission. The city has been Airbnb-friendly by default due to its lax enforcement, though the upcoming national registration system may force greater compliance in the future. For now, Dublin's "wild west" STR landscape continues to thrive despite the rules on paper.

How to Start a Short-Term Rental Business in Dublin

Starting a short-term rental business in Dublin can be a lucrative venture, but it's important to follow the proper steps and regulations. Here's a numbered list of steps to get started, along with explanations and tips for each:

1. Determine if your property is eligible for short-term rentals

• Check if your property is located in a Rent Pressure Zone (RPZ). Most of Dublin falls under RPZs.
• If your property is your primary residence (PPR), you can rent it out for up to 90 days per year without planning permission.
• For secondary properties or rentals exceeding 90 days in a PPR, you'll need to obtain "change of use" planning permission from the local authority.

2. Apply for planning permission (if required)

• Complete the planning application form available on the Dublin City Council website.
• Submit the form along with required documents like proof of ownership, site plans, and floor plans.
• Pay the application fee (€220 for an apartment, €660 for a house).
• The process typically takes 8 weeks. If granted, permission is valid for 3 years.

3. Register with the local authority

• At the start of each year, submit Form 15: Start of Year Notification to Dublin City Council within 2 weeks of your first short-term let.
• If you reach the 90-day threshold for your PPR, submit Form 16: 90-Day Threshold Notification within 2 weeks.
• At year-end, file Form 17: End of Year Notification between January 1-28 to confirm your rental activity.

4. Prepare your property for guests

• Ensure your space is clean, well-maintained, and equipped with essential amenities.
• Consider hiring a professional photographer to showcase your property in its best light.
• Draft a detailed listing description highlighting unique features and nearby attractions.

5. List your property on short-term rental platforms

• Popular options include Airbnb, Vrbo, and Booking.com.
• Optimize your listing with an attractive title, description, high-quality photos, and competitive pricing.
• Set clear house rules and communicate promptly with potential guests.

6. Manage your bookings and guests

• Use the platform's calendar to keep track of reservations and avoid double-bookings.
• Communicate check-in instructions, directions, and any important information to guests prior to arrival.
• Consider using a keyless entry system or lockbox for convenient check-ins.
• Be responsive to guest inquiries and maintain a high response rate.

7. Comply with tax obligations

• Register with Revenue and obtain a Tax Reference Number.
• Keep detailed records of all rental income and expenses.
• File Form 12 (for income under €5,000) or Form 11 (over €5,000) to declare your rental income each year.
• Pay relevant taxes, including Income Tax, PRSI (if applicable), and USC.

8. Continuously improve your listing and guest experience

• Encourage guests to leave reviews and maintain a high rating.
• Respond to feedback and make necessary improvements to your property and service.
• Stay updated on market trends, competitor pricing, and regulatory changes.
• Consider partnering with a professional Airbnb management company to optimize your listing and handle day-to-day operations.

By following these steps and staying compliant with Dublin's short-term rental regulations, you can build a successful Airbnb business in the city. Remember to prioritize guest satisfaction, maintain accurate records, and adapt to any regulatory updates to ensure the long-term viability of your venture.

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

If you have questions about Dublin's short-term rental regulations or need assistance with the planning permission process, here are the key contacts and resources:

Dublin City Council Planning Department

• Address: Planning Department, Block 4, Floor 3, Civic Offices, Wood Quay, Dublin 8
• Phone: +353 1 222 2149
• Email: planning@dublincity.ie
• Website: https://www.dublincity.ie/residential/planning

Contact the Planning Department for inquiries related to applying for change of use planning permission for short-term lets. They can provide guidance on the required documents, fees, and process.

Short-Term Letting Section, Dublin City Council

1. Email: shorttermlets@dublincity.ie
2. Online Complaint Form: https://consultation.dublincity.ie/planning/short-term-letting-complaint-form/

The dedicated Short-Term Letting Section handles registration of home sharers and enforcement of the regulations. You can email them with questions about your specific situation or to register a complaint about a potentially unauthorized short-term let.

Department of Housing, Local Government and Heritage

1. Website: https://www.housing.gov.ie/planning/private-rented-housing/new-regulation-short-term-letting
2. FAQ Document: https://www.housing.gov.ie/sites/default/files/publications/files/short-term_letting_faqs_0.pdf

Refer to the Department's website and FAQ document for a comprehensive overview of the short-term letting reforms and how they apply in rent pressure zones like Dublin.

Key Community Resources for Dublin Hosts

Airbnb Community Center: https://community.withairbnb.com/

Connect with other hosts, ask questions, and find area-specific hosting advice. Be mindful that Airbnb moderators monitor the forums.

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

An active Reddit community for Airbnb hosts and guests to share experiences and discuss issues related to short-term rentals.

r/airbnb_hosts Subreddit: https://www.reddit.com/r/airbnb_hosts/

A dedicated space for Airbnb hosts to network, share ideas and resources, and seek advice from experienced hosts.

Airbnb Entrepreneurs Dublin Facebook Group: https://www.facebook.com/groups/AirbnbEntrepreneursDublin/

A private group for Dublin hosts to connect, share knowledge, and stay updated on local regulations and trends.

By engaging with the relevant authorities and participating in host communities, you can ensure compliance with Dublin's evolving short-term rental landscape. Consulting with a local property management company experienced in short-term letting can also provide valuable guidance in navigating the regulations.

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

Discussions on online forums like Reddit, Bigger Pockets, and the Airbnb Community Center provide valuable insights into how Dublin hosts feel about the city's short-term rental regulations. Here are some key takeaways:

Lack of Enforcement and Illegal Listings

Several Reddit threads highlight that many Dublin Airbnb listings operate illegally without proper planning permission. In a post on r/AirBnB, users discussed how two law students found over 1,000 unauthorized rentals in just one area of the city. Commenters noted that Dublin seems Airbnb-friendly simply because the existing rules are poorly enforced, enabling hosts to skirt regulations without consequences.

Concerns About Upcoming Registration System

On the Airbnb Community Center, a Dublin host expressed uncertainty about obtaining a license under the new short-term letting registration system set to launch in 2024. They wondered if being in a Rent Pressure Zone meant their Airbnb journey was essentially over. Another host shared their confusion after receiving conflicting information from city councils about planning permission requirements. These posts reflect the anxiety hosts feel about the evolving regulatory landscape.

Navigating Zoning Laws and STR Legality

In a Bigger Pockets forum discussion titled "Short term rental house hack," one user emphasized the importance of first checking if short-term rentals are legal in your area before pursuing an STR strategy. Another thread on local zoning commissions suggested that once a city creates specific STR zoning language, those rules are less likely to change drastically. Dublin hosts must carefully review zoning laws to ensure compliance.

Frustrations with Airbnb Support and Cancellations

A Reddit user shared their exasperating experience after a Dublin host canceled their booking last-minute to extend another guest's stay. Despite multiple calls to Airbnb support, they felt abandoned trying to find alternative accommodations on short notice. The thread exposed issues with Airbnb's handling of host cancellations and re-booking support.

Targeting Niche Guest Demographics

One Bigger Pockets user discussed the benefits of targeting specific guest demographics, like wedding attendees or business travelers, to optimize Airbnb revenue and reduce risks associated with long-term tenants. By catering to more stable, low-impact guests, Dublin hosts may be able to navigate the city's STR challenges more effectively.

Overall, online forums reveal a mix of frustration, confusion, and strategizing among Dublin hosts as they adapt to the city's evolving short-term rental regulations. While the lack of enforcement has allowed illegal listings to flourish, hosts are apprehensive about the future as new registration systems and restrictions loom on the horizon. Proactively understanding zoning laws, targeting optimal guest segments, and advocating for clearer regulations will be key for Dublin hosts moving forward.

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.