Is short-term letting legal in Dublin in 2025?

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Yes — within planning rules introduced 1 July 2019. In Rent Pressure Zones (RPZs), using a dwelling for short-lets is a material change of use unless you qualify for the PPR exemptions (≤90 days for the entire PPR; room-only homeshare is not night-capped). From 20 June 2025, all of Ireland is an RPZ, so these planning controls apply across Dublin and nationwide.

Key rules: ≤14 nights = short-term; PPR 90-night cap

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• Short-term letting is a stay of 14 days or less.
• PPR allowance — You may let your entire PPR up to 90 nights per year while temporarily away. Room-only homeshare in your PPR is not restricted by nights.
• Over the cap / non-PPR — Using a non-PPR for short-lets, or going over 90 nights in a PPR, is a material change of use that requires planning permission in RPZs.

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The notification forms (Dublin)

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Keep to the statutory timing (mirror wording from current guidance):

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• Form 15 — Start-of-Year Notification: before you start short-letting for the year (and before your first short-let).
• Form 16 — 90-Day Threshold Reached: within 2 weeks of hitting 90 days.
• Form 17 — End-of-Year Return: 1–28 January following the year of lettings.

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(Dublin City Council also outlines the regime and timing in its planning materials/presentations; always retain proof of submission.)

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When is planning permission required?

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• Non-PPR (second home/investment) used for short-lets → planning permission for change of use.
• PPR >90 nights/year (entire dwelling while away) → planning permission required.
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This is set out in s.3A of the Residential Tenancies (Amendment) Act 2019 and the Planning & Development Regulations 2019 (S.I. 235/2019). Approvals in RPZs are tightly assessed against policy; do not assume permission will be granted.

Coming change: National Short-Term Letting Register (Fáilte Ireland)

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Ireland will introduce a national online STL register operated by Fáilte Ireland. A registration number will be required on listings/ads, aligning with EU rules. Government guidance indicates a go-live around May 2026 (the EU/Irish timeline references 20 May 2026); Fáilte Ireland’s pages outline how the register will work once legislation is commenced.

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Fire & safety basics (rented dwellings)

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Even for short-lets, the dwelling must meet minimum standards. Key items include a fire detection & alarm system, a fire blanket, and (for multi-unit buildings) emergency lighting in common areas; CO alarms where necessary. These requirements derive from S.I. No. 137/2019 (and are summarised by Citizens Information and the RTB).

Stay compliant in Dublin (step-by-step)

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1. Confirm property status — Is it your PPR? If yes, you may short-let the entire home up to 90 nights/year while away; room-only homeshare is not night-capped.
2. Check the definition — Ensure bookings are 14 nights or less to fall under the short-let regime.
3. File the forms (PPR) — Form 15 before you start; Form 16 within 2 weeks of reaching 90 nights; Form 17 1–28 January the following year. Keep copies.
4. Non-PPR or >90 nights? — Apply for planning permission (change of use). Expect strict assessment in RPZs.
5. Track nights & records — Maintain a bookings log and keep your notifications handy in case of planning queries. (Councils enforce under planning law.)
6. Safety check — Verify fire alarm, fire blanket, CO alarms where needed, and emergency lighting for common areas in multi-unit buildings.
7. Look ahead to 2026 — Prepare to register with Fáilte Ireland and display your registration number once the register commences (target May 2026).

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Note on visitor levy: No Dublin tourist/bed tax is in force as of Sept 2025. Dublin’s four councils are exploring a levy but national legislation is required; proposals are ongoing.

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FAQs

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1) What is a short-term let in Dublin?
A letting of 14 nights or less.

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2) How many days can I short-let my PPR?
Up to 90 nights per calendar year for the entire dwelling while you’re away; room-only homeshare is not night-capped.

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3) Do I need to notify the council? Which forms?
Yes, if using the PPR route: Form 15 (before you start), Form 16 (within 2 weeks of reaching 90 nights), Form 17 (1–28 January following the year).

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4) When is planning permission required?
For non-PPR short-lets and for PPRs over 90 nights—it’s a material change of use in RPZs unless exempt.

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5) Are all areas in Dublin RPZs?
Yes. From 20 June 2025, all of Ireland is an RPZ.

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6) Is there a tourist/bed tax in Dublin?
No—not currently. A levy is being explored by the four councils but needs national legislation.

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7) What national changes are coming?
A Fáilte Ireland Short-Term Letting Register is planned to start around May 2026; a registration number will be required on listings/ads.

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8) What safety rules apply?
Rented dwellings require fire detection & alarm, fire blanket, and (in multi-unit buildings) emergency lighting in common areas; CO alarms where necessary.

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Not Advice: This guide highlights key points for short-term letting and is not legal or tax advice. Rules change — always check the relevant authority’s website for your property and seek professional advice if unsure.