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

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

Short-term rentals through booking platforms like Airbnb and VRBO have become increasingly popular in Wexford, Ireland. However, there are specific regulations that hosts need to be aware of, especially in designated Rent Pressure Zones (RPZs) like Gorey. Here's an overview of the key rules and considerations for starting a short-term rental business in Wexford.

Starting a Short-Term Rental Business in Wexford

As of July 1, 2019, new planning regulations came into effect in Rent Pressure Zones across Ireland, including Gorey in Wexford. These reforms aim to address the impact of short-term lettings on the long-term rental market in high-housing demand areas.

Under the new rules:

• Short-term letting is defined as renting out a house, apartment, or rooms for periods not exceeding 14 days
• Homesharing (renting rooms in your primary residence) is allowed year-round but you must register annually with the local authority
• Renting your entire primary residence short-term is allowed for up to 90 days per year, but you must notify the local authority
• Renting your primary residence for over 90 days requires planning permission for change of use
• Renting a non-primary residence property short-term requires planning permission for change of use

So in summary, occasional short-term letting is still possible but more strictly regulated, especially for entire properties in RPZs. The goal is to bring properties back to the long-term rental market.

Hosts need to determine if their property is in the Gorey Rent Pressure Zone using the Wexford County Council RPZ map. Those renting primary residences need to submit notification forms, while those exceeding the 90-day cap or renting second properties need to apply for planning permission.

It's important for hosts to understand and comply with these regulations to avoid potential enforcement action. Planning authorities can take legal action for operating without the required permissions.

Other considerations for prospective short-term rental operators include:

1. Reviewing any lease agreements, building rules, or mortgages for restrictions on subletting
2. Consulting with housemates and making a formal hosting agreement
3. Registering with Revenue and declaring short-term rental income
4. Providing required information to guests per EU consumer protection law

While the regulations have added complexity, short-term letting is still viable in Wexford with the proper planning and permissions. Aspiring hosts should carefully review the rules and engage with the local authority to ensure compliance. Online resources from the county council and forums can provide additional guidance on navigating the short-term rental landscape responsibly.

Short-Term Rental Licensing Requirements in Wexford

To legally launch and operate a short-term rental in Wexford, hosts must ensure they have the proper planning permissions and register with the local authority if required. The specific requirements depend on factors like whether the property is in a Rent Pressure Zone and if it is a host's primary residence.

Per the Wexford County Council website, the key licensing and registration requirements are:

1. If the STR is in a Rent Pressure Zone (RPZ) like Gorey, and is a host's primary residence:

1. Homesharing (renting rooms while also occupying the home) is allowed year-round but hosts must register annually with the local authority using Form 15
2. Renting an entire primary residence is allowed for up to 90 days per year, but hosts must notify the local authority using Form 15 and potentially Form 16 if the 90-day cap is reached

2. If the STR is in an RPZ and is not the host's primary residence, planning permission is required for change of use to short-term letting

3. If the STR is outside an RPZ, these additional licensing requirements do not apply

To register homesharing or entire home rentals under 90 days, hosts must submit the relevant completed form(s) to the Planning Department of Wexford County Council. The forms require details like the address, host contact information, number of days per year the property will be rented short-term, and a declaration that the property is the host's principal private residence.

There are no fees for registering or notifying the local authority. However, if planning permission is required for a non-primary residence STR in an RPZ, fees apply. Per the council website, a planning application for change of use is €3.60 per square meter, with a minimum of €80. For retention permission, the fee is €10.80 per square meter with a €240 minimum.

The timeline for registration is as follows:

1. Form 15 (start of year notification) should be submitted within 4 weeks of the start of the year and 2 weeks before the first short-term letting
2. Form 16 (90-day cap reached) is due within 2 weeks of the 90th day of rental
3. Form 17 (end of year notification) should be submitted within 4 weeks of the year end

Penalties for non-compliance with the STR regulations can be significant. Less serious breaches can incur a €5,000 fine and/or 6 months imprisonment. Continuing offenses are subject to daily fines of €1,500. More serious offenses under the Planning Acts can result in fines up to €10 million and 2 years imprisonment.

The local authority's enforcement unit is responsible for investigating STR violations and complaints. They have the power to prosecute offenders who fail to secure the required planning permission or exceed the 90-day cap for short-term letting a primary residence in an RPZ.

So in summary, STR hosts in Wexford need to carefully evaluate their licensing obligations based on the property location and usage. Registering with the council is an annual requirement for homesharers in RPZs. Those renting an entire non-primary residence in an RPZ must seek planning permission for change of use or risk significant penalties. Prospective hosts should consult the Wexford County Council website for the latest guidance and requirements.

Required Documents for Wexford Short-Term Rentals

To operate a short-term rental in Wexford, particularly in designated Rent Pressure Zones like Gorey, hosts need to submit specific documentation to the local authority to register or obtain required planning permissions. Here are the key documents and forms:

Form 15 - Start of Year Notification: This form is required for hosts in RPZs who are renting their primary residence short-term and wish to avail of the planning exemption. It must be submitted to the Wexford County Council within 4 weeks of the start of each year and at least 2 weeks before the first rental of the year. The form captures details like the address, host information, and a declaration that the property is the host's main residence.

Form 16 - 90 Day Threshold Notification: Hosts who are away from their primary residence and renting it short-term in an RPZ must submit this form if they reach the 90 day annual cap. It is due no later than 2 weeks after the 90th day of rental. This form notifies the council that the host has reached the exemption limit for short-term letting a primary residence.

Form 17 - End of Year Notification: At the end of each year, hosts in RPZs who availed of the primary residence exemption must submit this form to the Wexford County Council between January 1-28 of the following year. It provides a record of the short-term letting activity for the concluded year.

Proof of Primary Residence: When registering a primary residence for short-term letting in an RPZ, hosts must provide documentation to the council proving the property is their main home. This could include utility bills, voter registration, or tax documents showing the address.

Planning Permission Application: If a property in an RPZ is not the host's primary residence, or if a primary residence will be rented short-term for more than 90 days a year, hosts must apply for change of use planning permission. This requires submitting a standard planning application form, drawings, site notice, and fees to the Wexford County Council Planning Department. Fees are €3.60 per square meter for new permissions (minimum €80) or €10.80 per square meter for retention of unauthorized use (minimum €240).

These forms and supporting documentation must be submitted to the Planning Department of Wexford County Council by post or email. The council website provides the relevant addresses and contact information. Properly registering or obtaining planning permission is critical, as violations can incur significant fines or even imprisonment under the Planning and Development Act.

Prospective short-term rental hosts in Wexford should carefully review the regulations and required documents, especially if the property is located in the Gorey Rent Pressure Zone. The Wexford County Council website offers detailed guidance, forms, and FAQs to assist hosts in ensuring compliance with the short-term letting rules.

Wexford Short-Term Rental Taxes

Short-term rental hosts in Wexford need to be aware of their tax obligations on the income earned from letting out their property on platforms like Airbnb. In Ireland, this rental income is generally treated as trading income and subject to income tax, Universal Social Charge (USC), and potentially Pay Related Social Insurance (PRSI). Here's a breakdown of the key taxes that may apply:

Income Tax: Short-term rental profits are subject to income tax at the host's marginal rate. For 2023, the standard rate of 20% applies to income up to €40,000 (€49,000 for married couples), while the higher 40% rate applies to income above these thresholds.

Universal Social Charge (USC): Rental profits are also subject to USC. For 2023, USC rates are:

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

PRSI: If your rental income exceeds €5,000 per year, it will also be subject to PRSI at a rate of 4%. This is in addition to income tax and USC liabilities.

Depending on the scale of your short-term letting activity, you may also need to register and account for Value-Added Tax (VAT). The VAT threshold for short-term accommodation is €37,500 per year. Below this, registration is optional, but above the threshold it is compulsory. The VAT rate for short-term stays is currently 9% (set to revert to 13.5% from September 2023).

It's important for hosts to keep accurate records of their rental income and expenses, as they will need to declare this to Revenue in an annual tax return. Rental profits below €5,000 can be reported via the Form 12, while those exceeding €5,000 require filing the more detailed Form 11.

Allowable Expense Deductions

The good news is that short-term rental hosts can deduct various expenses from their gross rental income to arrive at their taxable profit. Allowable deductions may include:

1. Mortgage interest on loans used to purchase, improve or repair the rental property
2. Property management fees, booking commissions, and advertising costs
3. Utility bills like electricity, gas, water, and waste collection
4. Cleaning, laundry, and maintenance costs
5. Insurance premiums for the rental property
6. Repairs and replacements of furniture and appliances
7. Accountancy fees for preparing rental accounts and tax returns

Hosts can also claim "wear and tear" capital allowances on the cost of furniture and fittings used in the rental property. The allowance is 12.5% of the cost per year over 8 years.

Where only part of the property is used for short-term letting, expenses must be apportioned between personal and rental use on a fair and reasonable basis. Proper record-keeping is key to ensuring you can support any expense deductions claimed.

By understanding their tax obligations, keeping good records, and claiming all allowable deductions, Wexford short-term rental hosts can stay tax compliant while optimizing their rental profits. Of course, tax rules can be complex, so it's always advisable to consult with a qualified tax professional for personalized advice based on your specific circumstances.

Ireland Wide Short-Term Rental Rules

While local authorities like Wexford County Council oversee planning permissions for short-term rentals, there are also national laws and regulations that apply across Ireland. Here are the key state-wide rules that Wexford hosts need to be aware of:

Planning and Development Act 2000 (Exempted Development) (No. 2) Regulations 2019: These regulations, which took effect from 1 July 2019, govern the use of properties for short-term letting (defined as 14 days or less). In Rent Pressure Zones (RPZs) like Gorey, planning permission is required to use a property for short-term lets, unless it falls under specific exemptions.

The main exemptions are for hosts renting up to 4 bedrooms in their principal private residence (PPR) or letting their entire PPR for less than 90 days per year. In these cases, planning permission is not needed but hosts must notify the local authority.

Residential Tenancies (Amendment) Act 2019: This act introduced the above planning rules for short-term rentals. It aims to return properties used for short-term tourist lettings in RPZs to the long-term rental market. The regulations will continue as long as RPZs are in place.

Short Term Tourist Letting Bill: The government is currently progressing this bill, which will require all short-term rental hosts to register with Fáilte Ireland and obtain a unique registration number. This number must be displayed on all advertisements and booking platforms. The register will launch once the legislation is signed into law.

Under the bill's current draft, registration will be mandatory for anyone offering paid accommodation for up to 21 nights, including rooms in a host's home, entire properties, and multiple units. Hosts will need to confirm they have the correct planning permission.

EU Regulation on Short Term Rentals: In late 2022, the EU reached a provisional agreement on a consistent registration system for short-term rentals across member states. Ireland's upcoming legislation will need to align with these EU rules. This has contributed to delays in implementing the registration system.

Tax Obligations: Regardless of location, all short-term rental hosts in Ireland must declare their rental income to Revenue and pay income tax, USC, and potentially PRSI on the profits. Hosts may need to register for VAT if their annual turnover exceeds €37,500. Accurate record keeping is essential to claim allowable expense deductions.

So in summary, Wexford hosts need to ensure they have the required planning permission for short-term lets, particularly in the Gorey RPZ. Once launched, the national registration system will add a new compliance requirement. Hosts must also meet their tax obligations on rental income.

As short-term letting rules continue to evolve, it's important for Wexford hosts to stay informed of both local and national requirements. Consulting with the local authority, Fáilte Ireland, and tax professionals can help ensure compliance with all applicable regulations.

Does Wexford Strictly Enforce STR Rules?

Wexford County Council, particularly in the Gorey Rent Pressure Zone (RPZ), has been diligent in enforcing the short-term rental regulations that came into effect in July 2019. The council's planning enforcement unit is responsible for monitoring compliance and investigating potential violations of the rules.

Under the Planning and Development Act, operating an unauthorized STR can result in fines up to €5,000 or 6 months imprisonment, with daily penalties of €1,500 for continuing offenses. More serious breaches can incur fines up to €10 million and 2 years imprisonment. The council has shown its willingness to prosecute hosts who fail to secure the required permissions or exceed the 90-day annual cap for short-term letting a primary residence in an RPZ.

Compared to other Irish cities and counties, Wexford has taken a stricter stance on STR enforcement, particularly in the Gorey RPZ. The council has actively followed up on complaints and taken enforcement action against non-compliant hosts. This approach aims to address the impact of STRs on the long-term rental market in areas of high housing demand.

However, despite the stringent rules and enforcement, some hosts continue to operate STRs in Wexford without the proper registrations or permissions. Discussions on platforms like Bigger Pockets and Reddit suggest that while most hosts strive to comply with the regulations, others take the risk of operating under the radar to avoid the added complexity and costs of compliance.

Overall, Wexford County Council has demonstrated its commitment to upholding the STR rules, especially in rent pressure zones. While the county may not be as Airbnb-friendly as other Irish destinations with looser regulations, responsible hosts who follow the registration and permission processes can still operate successful STRs in Wexford. The council's enforcement efforts aim to strike a balance between supporting tourism and protecting housing supply for long-term residents.

How to Start a Short-Term Rental Business in Wexford

Starting a short-term rental business in Wexford requires careful planning and execution to ensure compliance with regulations and set yourself up for success. Here are the key steps to follow:

Determine if your property is eligible for short-term letting

• Check if your property is located in the Gorey Rent Pressure Zone, as additional restrictions apply
• If you are renting a room in your primary residence (homesharing), register with the local authority using Form 15
• If renting your entire primary residence for under 90 days per year, notify the council using Form 15
• For entire home rentals over 90 days or any non-primary residence STRs in an RPZ, apply for planning permission for change of use
• Consult with the Wexford County Council to confirm your property's eligibility and registration/permission requirements

Develop a business plan

• Define your target market and unique selling proposition
• Set pricing based on local market rates, amenities, and target occupancy
• Estimate startup costs, ongoing expenses, and revenue projections
• Outline your marketing strategy for attracting guests
• Plan for operational aspects like cleaning, maintenance, and guest communication

Register your business and obtain necessary licenses

• Choose a business structure (sole proprietorship, partnership, company) and register with the Companies Registration Office if required
• Register for self-assessment income tax with Revenue
• Obtain any required business licenses or permits from local authorities
• Secure appropriate insurance coverage for your rental property and business

Set up your property for guests

• Furnish and equip the space with essential amenities and any unique selling features
• Develop a comprehensive property guidebook with house rules, local recommendations, and emergency contacts
• Install smart locks or key boxes to facilitate easy check-in and check-out
• Hire a professional photographer to capture high-quality listing photos
• Create a cleaning and maintenance checklist to ensure consistent quality

Create your listing on booking platforms

1. Choose popular platforms like Airbnb and VRBO that align with your target market
2. Craft an engaging listing title and description highlighting your property's unique features and location
3. Upload professional photos showcasing your space
4. Set competitive rates based on your market research and revenue goals
5. Outline clear house rules and booking policies, including cancellation terms

Implement a robust operational system

1. Establish a cleaning and turnover process with detailed checklists
2. Develop a reliable system for managing bookings, guest communication, and reviews
3. Use vacation rental software to automate tasks like booking confirmations and sending check-in instructions
4. Have a maintenance plan for regular upkeep and handling unexpected repairs
5. Create a local vendor network for services like cleaning, laundry, and maintenance

Launch and continuously improve your business

1. Activate your listing and start accepting bookings
2. Provide excellent guest communication and prompt customer service
3. Encourage satisfied guests to leave reviews to build your reputation
4. Monitor your occupancy rates, revenue, and guest feedback regularly
5. Continuously update and improve your property based on guest preferences and market trends
6. Stay informed about changes to local short-term rental regulations and adjust your operations accordingly

By following these steps and focusing on delivering a high-quality guest experience, you can build a successful short-term rental business in Wexford. Remember to stay organized, communicate openly with guests, and adapt to market conditions to ensure long-term growth and profitability.

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

If you have questions about short-term rental regulations or zoning in Wexford, particularly in the Gorey Rent Pressure Zone, the best place to start is by contacting the Wexford County Council Planning Department. They can provide guidance on registration requirements, planning permissions, and enforcement.

Wexford County Council Planning Department Contact Information:

Customer Service Unit
Block B, County Hall
Carricklawn
Wexford
Y35 WY93
Phone: 053 919 6000
Email: customerservice@wexfordcoco.ie

The Planning Department office is open to the public Monday to Friday from 9:00 am to 1:00 pm and 2:00 pm to 4:00 pm.

For specific inquiries related to short-term letting, you can email the dedicated address: Shortterm.Let@wexfordcoco.ie

The Wexford County Council website also provides valuable resources for short-term rental hosts, including:

• Detailed information on the short-term letting regulations: https://www.wexfordcoco.ie/planning/short-term-letting-information
• Frequently Asked Questions (FAQs) about the rules: https://www.wexfordcoco.ie/short-term-lettings-faqs
• Required registration and notification forms: https://www.wexfordcoco.ie/planning/opening-hours-contact-details-and-forms

In addition to directly engaging with the council, short-term rental hosts in Wexford may find it helpful to connect with other local hosts and industry groups for support and information sharing. Some potentially useful communities include:

Airbnb Community Center - Ireland: https://community.withairbnb.com/t5/Ireland/ct-p/Ireland

Hosts can ask questions, share experiences, and get updates on Irish regulations

Irish Self Catering Federation: https://www.iscf.ie/

An organization representing self-catering holiday rental owners in Ireland

Irish Property Owners Association: https://ipoa.ie/

A national landlord association that also covers short-term letting

While these groups can provide helpful peer support, it's important to always verify regulatory information with official sources like the Wexford County Council. Rules can change over time, so staying engaged with the local authority is the best way to ensure compliance.

By utilizing the available council resources and connecting with the local host community, short-term rental operators in Wexford can navigate the regulatory landscape and run successful, compliant businesses.

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

Discussions on platforms like Reddit and Bigger Pockets reveal a mix of frustration and resignation among Wexford short-term rental hosts grappling with local regulations, particularly in Rent Pressure Zones like Gorey. Here are some key takeaways from these online communities:

In a Reddit thread titled "Air BnB's in ireland. Have ye ever stayed in a really nice one?", a commenter shared their positive experience staying at an Airbnb on a working farm in Wexford, praising the lovely host and clean, comfortable accommodations. However, the broader discussion highlighted growing dissatisfaction with Airbnb pricing and quality compared to hotels, suggesting increasing regulatory burdens may be a factor.

An Independent.ie article posted on Reddit, "Co Wexford Airbnb owners discuss 'devastating' regulation changes", captured the concerns of over 50 small business owners who met in Ballinaboola to discuss the impact of new short-term rental legislation. Hosts worried the rules could devastate tourism in the region, with volunteer Airbnb Community Leaders organizing the meeting to represent the views of individual operators and home-sharers.

Another Reddit post, "The vast majority of Irish Airbnbs are illegal", shared the findings of two law students who analyzed over 1,000 Airbnb listings in Dún Laoghaire and found most lacked required planning permissions. Commenters speculated about hosts' tax compliance and insurance coverage, with some praising the students' activism in highlighting the issue. The discussion emphasized the need for politicians to take notice and for the hotel sector to adapt to fill gaps in family-friendly accommodations.

While these threads don't focus solely on Wexford, they capture the broader sentiment among Irish hosts struggling to navigate an increasingly complex regulatory landscape. Wexford-specific discussions on Bigger Pockets are limited, but the platform has hosted general discussions about Irish hosts' frustrations with the 90-day cap in RPZs and the challenges of obtaining change-of-use planning permissions.

Overall, online discussions paint a picture of Wexford Airbnb hosts who are passionate about providing quality accommodations and supporting tourism, but increasingly strained by local regulations, particularly in rent pressure zones. Many feel the rules are overly burdensome for small operators and may ultimately harm the region's tourism economy. However, there is also recognition of the need to balance short-term rentals with housing availability for long-term residents.

As Wexford County Council continues to enforce the regulations, hosts will need to stay engaged with official sources and industry groups to ensure compliance and advocate for their businesses. Online communities offer a valuable space for hosts to share experiences, ask questions, and support one another in adapting to the evolving short-term rental 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.