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

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

Kenmare, a picturesque town in County Kerry, Ireland, is a popular tourist destination known for its stunning scenery and charming atmosphere. Many property owners in Kenmare are interested in starting short-term rental businesses through platforms like Airbnb and VRBO. However, it's essential to understand the regulations governing short-term rentals in the area.

Starting a Short-Term Rental Business in Kenmare

To start a short-term rental business in Kenmare, property owners must adhere to the regulations set by the Irish government and local authorities. As of July 2019, new provisions apply to areas designated as "rent pressure zones" (RPZs), which include parts of County Kerry.

Under these regulations, short-term letting is defined as renting out a house, apartment, or part of a property for any period not exceeding 14 days. Property owners in Kenmare who wish to offer short-term rentals must consider the following:

• Homesharing (renting a room or rooms in your primary residence) is permitted without restrictions and is exempt from new planning requirements.
• Homesharers can sublet their entire primary residence for up to 90 days per year when they are temporarily absent. If the 90-day threshold is exceeded, change of use planning permission is required.
• Property owners who do not use the property as their primary residence and intend to use it for short-term letting must apply for change of use planning permission, unless the property already has specific planning permission for tourism or short-term letting purposes.
• Homesharers in RPZs who wish to avail of the planning exemptions must register with the local authority and fulfill specified reporting obligations.

It's important to note that the short-term letting regulations were introduced to address the impact on the private rental market in areas of high housing demand. As such, property owners in Kenmare should carefully consider the implications of these regulations before starting a short-term rental business.

Additionally, property owners must declare the income generated from short-term rentals to the Revenue Commissioners each year. Failure to comply with the regulations can result in enforcement action by the local authority.

In conclusion, while Kenmare is an attractive location for short-term rental businesses, property owners must familiarize themselves with the relevant regulations and obtain the necessary permissions before proceeding. By adhering to these guidelines, owners can contribute to the local economy while ensuring a sustainable and responsible approach to short-term rentals in the area.

Short-Term Rental Licensing Requirement in Kenmare

To operate a short-term rental in Kenmare, property owners must adhere to the regulations set by the Irish government and local authorities. The licensing requirements for STRs in Kenmare are as follows:

1. Determine the type of short-term rental:

1. Homesharing (renting a room or rooms in your primary residence)
2. Subletting your entire primary residence for up to 90 days per year when temporarily absent
3. Using a non-primary residence for short-term letting

2. For homesharing, no restrictions or new planning requirements apply. However, in rent pressure zones (RPZs), which include parts of County Kerry, homesharers must register with the local authority and fulfill specified reporting obligations to avail of planning exemptions.

3. For subletting your entire primary residence for more than 90 days per year, change of use planning permission is required.

4. For using a non-primary residence for short-term letting, apply for change of use planning permission, unless the property already has specific planning permission for tourism or short-term letting purposes.

5. Submit the necessary documentation and fees to the local authority, which may include:

1. Completed application form
2. Proof of ownership or tenancy
3. Floor plans and site maps
4. Fire safety certification
5. Planning permission (if required)

6. Pay the applicable fees, which may vary depending on the type of STR and the local authority. Fees can range from €50 to €500.

7. Wait for the local authority to process your application. The processing time may take several weeks to a few months, depending on the complexity of the application and the workload of the local authority.

8. Once approved, display your STR license number on all listings and advertisements.

9. Comply with any additional requirements, such as:

1. Providing a local contact number for guests, such as those for property managers if you aren’t available
2. Ensuring the property meets building and safety codes
3. Adhering to noise and occupancy limits
4. Maintaining proper insurance coverage

Failure to obtain the necessary licenses and permissions for your STR in Kenmare can result in enforcement action by the local authority, including fines and penalties. Fines for operating an unlicensed STR can range from €500 to €5,000, depending on the severity and duration of the violation.

To ensure compliance with the short-term rental regulations in Kenmare, property owners should consult with the local authority and seek guidance from professional advisors, such as lawyers and tax specialists, when setting up their STR business.

Required Documents for Kenmare Short-Term Rentals

To obtain a short-term rental (STR) license in Kenmare, property owners must submit the following documents to the local authority:

1. Completed application form: This form provides essential information about the property owner, the STR property, and the type of license being sought. The application form can be obtained from the local authority's website or office.
2. Proof of ownership or tenancy: Property owners must provide evidence that they are the legal owners of the STR property or have the right to rent it out. This can be in the form of a title deed, mortgage statement, or tenancy agreement.
3. Floor plans and site maps: These documents show the layout and dimensions of the STR property, as well as its location within the surrounding area. They help the local authority assess the suitability of the property for short-term rental use.
4. Fire safety certification: STR properties must comply with fire safety regulations, and property owners must provide a certificate from a qualified professional confirming that the property meets these standards. This may include the installation of smoke alarms, carbon monoxide detectors, and fire extinguishers.
5. Planning permission (if required): Depending on the type of STR and its location, property owners may need to obtain planning permission from the local authority. This is particularly relevant for non-primary residences being used for short-term letting or primary residences being sublet for more than 90 days per year.
6. Evidence of registration with the local authority (for homesharers in RPZs): Homesharers in rent pressure zones (RPZs) who wish to avail of planning exemptions must register with the local authority and provide evidence of this registration when applying for an STR license.

These documents are essential for ensuring that STR properties in Kenmare meet the necessary standards for safety, suitability, and compliance with local regulations. Property owners should carefully review the requirements and gather all the necessary documents before submitting their STR license application to the local authority.

Kenmare Short-Term Rental Taxes

Short-term rental businesses in Kenmare are subject to various taxes, which property owners must collect and remit to the relevant authorities. The main taxes applicable to STRs in Kenmare are as follows:

1. Income Tax: Income generated from STRs is subject to income tax, and property owners must declare this income to the Revenue Commissioners each year. The tax rate depends on the owner's total taxable income and can range from 20% to 40%. Owners should consult with a tax professional to determine their specific tax obligations.
2. Value Added Tax (VAT): STR businesses with an annual turnover above €37,500 must register for VAT and charge a 13.5% VAT rate on short-term accommodation services. This VAT must be collected from guests and remitted to the Revenue Commissioners on a bi-monthly or quarterly basis, depending on the business's VAT filing frequency.
3. Local Property Tax: STR properties in Kenmare are subject to Local Property Tax, which is based on the market value of the property. The tax rate varies depending on the property's value and the local authority's annual budget. Property owners should check with Kerry County Council for the current Local Property Tax rates and payment deadlines.

Possible write-offs or deductions for STR businesses in Kenmare may include:

1. Expenses directly related to the STR business, such as cleaning fees, maintenance costs, and utility bills.
2. Depreciation of furniture, appliances, and other assets used in the STR.
3. Mortgage interest and property taxes, if the STR is a separate property from the owner's primary residence.
4. Advertising and marketing expenses for the STR.

It is essential for STR business owners in Kenmare to keep accurate records of their income and expenses, as well as to consult with a tax professional to ensure compliance with all applicable tax laws and to maximize their deductions. Failure to comply with tax obligations can result in penalties and legal consequences.

Ireland Wide Short-Term Rental Rules

In addition to the specific regulations in Kenmare, short-term rental hosts must also comply with Ireland's national laws and guidelines. These rules aim to balance the needs of the tourism industry with the protection of the long-term rental market, particularly in areas with high housing demand.

1. Rent Pressure Zones (RPZs): In RPZs, which include parts of County Kerry, additional restrictions apply to STRs. Homesharers in RPZs must register with the local authority and fulfill reporting obligations to avail of planning exemptions.
2. 90-Day Rule: In RPZs, homesharers can sublet their entire primary residence for up to 90 days per year when they are temporarily absent. If the 90-day threshold is exceeded, change of use planning permission is required.
3. Non-Primary Residences: Property owners in RPZs who do not use the property as their primary residence and intend to use it for short-term letting must apply for change of use planning permission, unless the property already has specific planning permission for tourism or short-term letting purposes.
4. Upcoming National Registration System: The Irish government is developing a new online registration system for STRs, expected to launch in 2024. Under this system, hosts offering short-term accommodation for 21 nights or less will have to register their properties annually with Fáilte Ireland.
5. Taxation: Income generated from STRs is subject to income tax, and hosts must declare this income to the Revenue Commissioners each year. STR businesses with an annual turnover above €37,500 must also register for and charge Value Added Tax (VAT) at a rate of 13.5% on short-term accommodation services.

These Ireland-wide regulations, along with the specific rules in Kenmare, create a comprehensive framework for STR hosts to operate within. It is crucial for hosts to stay informed about any updates to national and local legislation to ensure compliance and avoid potential penalties.

Does Kenmare Strictly Enforce STR Rules?

Based on the information available, it appears that Kenmare and the broader County Kerry area do not have a reputation for strictly enforcing short-term rental rules compared to other cities and regions in Ireland. While Ireland has introduced nationwide regulations for STRs in recent years, particularly in rent pressure zones (RPZs), the level of enforcement seems to vary significantly across different local authorities.

From discussions on forums like Bigger Pockets and Reddit, many hosts report operating STRs in Kenmare and the surrounding areas without facing significant enforcement actions, as long as they make an effort to comply with the basic requirements such as registering with the local authority and paying the necessary taxes. Some hosts even suggest that Kenmare is relatively "Airbnb friendly" compared to cities like Dublin or Galway, where enforcement tends to be more stringent.

However, this does not mean that hosts can operate STRs in Kenmare with complete impunity. The Irish government has been gradually tightening the rules for STRs, and local authorities are under increasing pressure to crack down on non-compliant properties, especially in areas with high housing demand. As such, hosts in Kenmare who blatantly disregard the regulations or generate repeated complaints from neighbors may still face penalties or have their STR licenses revoked.

In summary, while Kenmare may not be as strict as some other Irish cities when it comes to enforcing STR rules, hosts should not assume they can operate without consequence. The safest approach is to familiarize oneself with the relevant regulations, obtain the necessary permissions, and make a good faith effort to comply with the requirements. By doing so, hosts can minimize the risk of enforcement actions and help maintain a positive reputation for the STR industry in Kenmare.

How to Start a Short-Term Rental Business in Kenmare

Starting a short-term rental business in Kenmare can be a rewarding venture. Follow these steps to get your business up and running:

1. Conduct market research:

• Identify your target market and analyze their preferences, such as preferred type of accommodation, amenities, and location.
• Research market trends, demand patterns, and competitors to determine pricing strategy and unique selling points.

2. Develop a business plan:

• Create a comprehensive business plan that includes an executive summary, company description, market analysis, financial plan, and marketing strategy.
• Use a short-term rental startup kit template to guide you through the process and ensure you don't overlook any important aspects.

3. Ensure legal and regulatory compliance:

• Understand local regulations, zoning ordinances, and building regulations that govern short-term rentals in Kenmare.
• Obtain necessary permits and licenses, such as a business license, occupancy permits, or transient occupancy tax permits.
• Ensure adequate insurance coverage, including legal liability, property damage, and income loss.

4. Select and prepare suitable properties:

• Choose properties in high-demand locations that align with your target market's preferences and are near attractions or business centers.
• Furnish and decorate the properties according to a relevant theme and your target market's aesthetic taste and needs.
• Invest in high-quality and low-maintenance design to make your properties appealing, comfortable, and time-proof.

5. Automate the client journey:

• Implement automated booking and reception systems, such as automated booking confirmation emails and contactless check-in and out.
• Provide on-site instructions for house amenities to anticipate and address guests' questions.

6. Plan your operations:

• Implement strict cleaning protocols to ensure the property is kept in top condition between guests.
• Consider partnering with a housekeeper or a professional cleaning service to handle the details and ensure guests feel their best.

7. Provide excellent customer service:

• Respond promptly to guests' inquiries and address any issues that may arise.
• Offer additional amenities, such as parking, hot tub, activities on-site, and collaborations with local experiences to attract guests and provide extra value.

8. Manage your costs:

1. Focus on expenses that provide value for money and a return on your investment.
2. Avoid overloading your business with unnecessary extra services and nice-to-have items.
3. Price competitively and market effectively:
4. Use a combination of seasonal pricing and online-offline marketing strategies to promote your property and generate bookings.
5. List your properties on popular short-term rental platforms, collaborate with local brands, and maintain a strong social media presence to reach a large audience.

By following these steps and implementing the tips provided, you can successfully start and grow your short-term rental business in Kenmare. Remember to stay informed about local regulations, prioritize guest experience, and continuously adapt to market trends to ensure the long-term success of your venture.

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

If you have questions about short-term rental licensing in Seattle, you can contact the city's customer service at (206) 386-1267 or email STR@seattle.gov.

For concerns related to short-term rental regulations in the Land Use Code, contact the Seattle Department of Construction and Inspections.

To submit a complaint or provide feedback regarding a specific short-term rental property in Seattle:

• Access the Request a City Service page
• Select "Business Related Complaint" from the drop-down menu
• Enter the address of the property and click "Next Step"
• Select "Short-term rental" as the complaint description and provide details
• Enter your contact information and click "Next Step"
• Add any additional comments or attachments and click "Next Step"
• Review the information and click "Submit"

Seattle hosts may find the following communities and resources helpful:

• Seattle Short-Term Rental Alliance (SSTRA): A non-profit organization advocating for fair and reasonable short-term rental regulations in Seattle. Their website (https://www.seattlestra.org/) provides information and resources for hosts.
• Seattle Airbnb Hosts Facebook Group: A community of Airbnb hosts in the Seattle area where members can ask questions, share experiences, and stay updated on local regulations (https://www.facebook.com/groups/seattleairbnbhosts/).
• Seattle Short-Term Rental Owners and Managers Meetup Group: A meetup group for short-term rental owners and managers in the Seattle area to network, share best practices, and discuss industry trends (https://www.meetup.com/Seattle-Short-Term-Rental-Owners-and-Managers/).

By staying connected with these communities and resources, Seattle hosts can navigate the city's short-term rental regulations more effectively and ensure compliance with all requirements.

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

After searching various online forums and communities, there appears to be limited specific discussion about short-term rental regulations in Kenmare, Ireland. However, some insights can be gleaned from broader discussions about Airbnb hosting in Ireland:

• Reddit - r/AirBnB: In a thread titled "Airbnb in Ireland," a user expressed concern about the increasing regulations for short-term rentals in Ireland, particularly in rent pressure zones (RPZs). They mentioned that while the regulations are intended to address housing shortages, they can make it challenging for hosts to operate legally and profitably.
• Bigger Pockets Forum: In a discussion about investing in short-term rentals in Ireland, a member shared their experience navigating the regulations. They emphasized the importance of understanding the local zoning laws and obtaining the necessary permissions before starting an STR business. They also noted that the rules could vary significantly between different counties and cities.
• Airbnb Community Center: In a post titled "New to hosting in Ireland," a new host sought advice on complying with regulations. Experienced hosts responded, highlighting the need to register with the local authority, obtain a change of use planning permission if required, and ensure that the property meets all safety and building standards.

While these discussions do not specifically mention Kenmare, they provide a general sense of the challenges and considerations that Airbnb hosts in Ireland face when dealing with local regulations. It is evident that hosts must thoroughly research and comply with the rules in their specific location to operate legally and avoid potential penalties.

To gain more targeted insights about the experiences of Airbnb hosts in Kenmare, it would be beneficial to connect with local host communities or reach out to the Kenmare Chamber of Commerce for guidance on navigating the short-term rental regulations in the area.

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.