1) Quick recap: what’s changing in Dublin and when

The national Short-Term Letting Register goes live on 20 May 2026. If you offer paid accommodation for stays of up to and including 21 nights, you must register with Fáilte Ireland from 20 May 2026 and display a registration number on listings.

In simple terms, registration is likely to affect three areas:

First, listings. If you host short stays, platforms will expect a valid registration number to appear on your listing.

Second, platform controls. The stated direction is towards platforms making registration visible and using it to support compliance activity.

Third, enforcement. The register is designed to make it easier for authorities to see what is being advertised, and to connect listings to specific units.

The important reassurance is that this is a known model. Other markets already operate under caps, registration numbers, and platform checks. The work is operational, not mysterious.

2) The big grey area: “principal private residence” and how it may be interpreted

One phrase keeps coming up: principal private residence, sometimes shortened to PPR.

In Dublin, this concept already matters for planning. Dublin City Council frames a principal private residence as a home that is ordinarily lived in by the owner, or leased as long-term residential accommodation. That wording is helpful, but it does not answer every real-world scenario.

The new register also appears to use principal residence concepts in the registration flow. The open question is how edge cases will be treated when a host is travelling, splitting time between countries, working abroad, or using the home in a way that is genuine but not simple to prove.

At the moment, the lack of clarity is the point. Fáilte Ireland says You will not be required to upload any supporting documentation as you register, however you may be contacted after registration for clarification, so it is worth keeping your records tidy for any edge-case questions. Fáilte Ireland also notes All the information on this page is based on the current draft of the legislation and is subject to change, so expect the finer points to tighten up closer to launch.

A practical checklist while we wait for clearer guidance

Fáilte Ireland notes the information is based on the current draft of the legislation and is subject to change. Until the official guidance becomes more explicit, the goal is not to guess what one document will “prove”. It is to reduce uncertainty and be ready to explain your setup.

Ask yourself:

• Do I genuinely live in this home as my main base, or is it effectively a dedicated visitor unit?
• If I live abroad for work, how much time do I spend in the property across a year, and what pattern does that create?
• If I do not have every utility bill in my name, what other normal records show I occupy and run the home?
• If I short-let the entire home only when away, do I have a clear log of dates and nights hosted?
• If I own multiple properties, is it obvious which one is my main home and why?

Useful admin to keep tidy:

• A simple calendar log of bookings and personal use
• Basic household records and correspondence that show day-to-day occupation patterns
• Consistent records of who is responsible for the property when you are away (for example, keys, cleaning, maintenance)

None of the above replaces formal advice. It simply helps you avoid scrambling later.

3) Two definitions you need to notice: 14 days vs 21 nights

This is where many Dublin hosts get tripped up, because different rules use different thresholds.

Dublin City Council states that short-term letting is any period not exceeding 14 days.

The national register, by contrast, uses a 21-night definition. The Department of Enterprise guidance describes short-term letting as stays up to 21 nights, tied to the registration requirement.

Why this matters in practice:

• Your listing settings might need to change. Minimum nights is not just a revenue lever, it affects how your stays are classified.
• Your reporting mindset needs to change. You are no longer thinking only about “short stays”, you are thinking about stay length boundaries.
• Your strategy may shift towards longer bookings. If you can attract 21+ night stays without harming your annual income, you may reduce how often you are dealing with short-let admin.

This is one reason we often recommend building a longer-stay capability now, not later.

4) Your realistic options now (without panic decisions)

If you are hosting in Dublin today, you have more than one sensible path. The best one depends on what you actually want from the property over the next 12 to 24 months.

Option A: Stay in compliant short lets, tighten operations

This is the “do nothing rash” option.

It means getting your admin in order, preparing for registration, and making sure your listing and operations can run under closer scrutiny.

Practical moves that usually help:

• Tighten minimum-night rules during peak demand periods
• Set clear booking windows so you can manage night caps or thresholds cleanly
• Keep your documentation and booking logs tidy, especially if you live between locations

Option B: Blend short lets with mid-lets (21+ nights)

A lot of Dublin hosts assume it is either short lets or long-term renting. In reality, there is a middle lane.

Mid-lets are often 1 to 6 months and can suit relocation guests, corporate travellers, insurance stays, students, and project workers. To understand how mid-lets work in practice, start with mid-term lets (1 to 6 months).

This approach can also reduce your exposure to short-let thresholds when it fits your property and location.

A key point to understand is that Fáilte Ireland’s FAQs say bookings longer than 21 nights do not require a Short-Term Letting registration number. That does not mean “no rules”, it means that those stays sit outside the register definition.

You still need to confirm how planning, tax, and RTB rules apply to your setup. The RTB notes that Holiday rentals: short-term lettings for holidays do not need to be registered, which is different from private residential tenancies. If you move into longer, more residential-style stays, the tenancy versus licence question can become fact-specific, so it is worth checking before you change your booking model.

Option C: Move to long-term letting, but go in with eyes open

For some owners, long-term letting is the right fit. It can simplify guest operations, smooth wear and tear, and reduce turnover work.

The catch is flexibility. From 1 March 2026, Ireland is introducing a new tenancy framework for new tenancies that changes how easy it is to regain possession. That may be fine, but you should decide deliberately, not because a headline scared you.

Option D: Sell, but only after comparing outcomes

Selling is a valid choice, but it is usually the least reversible one.

Before you decide, compare:

• Your expected net income under a short-let strategy with longer stays included
• Your expected net income under a long-term tenancy
• Your timeline, and whether you need the property back for personal use
• Tax and transaction costs, which can change the picture quickly

If your decision hinges on market direction, check the latest Residential Property Price Index (CSO) and a current MyHome Property Report for Dublin before you assume selling pressure. Most owners do better when they compare scenarios calmly rather than reacting to uncertainty.

If you are weighing short lets vs mid-lets vs long-term, start with the numbers.

5) If you switch to long-term letting: the “6-year tenancy” point, clearly explained

If you are considering a move to long-term renting in Ireland, the timing matters.

For new tenancies created from 1 March 2026, the Government describes Tenancies of Minimum Duration as rolling 6-year tenancies.

The plain-English impact is that tenants get stronger security, and landlords have fewer reasons available to end a tenancy during the protected period.

The RTB guidance also makes clear that these stronger protections only apply to new tenancies created from 1 March 2026. Tenancies already in place follow different rules.

What to confirm before switching strategy:

• Do you need the option to use the property within the next few years?
• Would you be comfortable with more limited termination grounds during a protected period?
• Do you understand how rent reviews, notice requirements, and registration work under the new framework?

If your answer is “I’m not sure”, pause. This is exactly where a mid-let strategy can be a useful bridge, because it can preserve more flexibility while still reducing short-let exposure. It is not a loophole, it is a different segment with its own compliance needs.

6) Case study: London shows capped markets can still work

Dublin is not the first city to tighten rules around short stays.

London is a useful comparison because there is a clear, well-known cap in place for many hosts. London City Hall states that, unless planning permission is obtained, Londoners are restricted to renting their property short term for a maximum of 90 nights in a calendar year. London’s cap sits within the legal concept of temporary sleeping accommodation and how short stays are treated under planning rules.

That cap did not end hosting in London. It changed how professional operators run calendars. For the London benchmark and what hosts do differently under a cap, see London’s 90-day Airbnb rule.

What tends to work in capped markets:

• Demand-led pricing so you do not waste nights on low-yield bookings
• A deliberate longer-stay plan so your property stays occupied without breaching limits
• Strong listing quality so you win the bookings you actually want
• A broader channel approach, so you are not relying on one platform’s rule set

At Houst, we use a hybrid letting strategy in markets with caps, mixing short and longer bookings where it makes sense for the property. We also build in operational controls so the calendar stays compliant.

If you want a reference point, we publish indicative London benchmarks on our management page. For a representative well run London listing, we cite 71% average occupancy and an ADR around £160, based on Houst portfolio performance and industry benchmarks. As with any city, results vary by neighbourhood, season, property type, and how the calendar is managed.

The real takeaway is simpler: caps change the calendar, not the viability, when the operation is set up properly.

7) What Houst is doing for Dublin hosts (compliance-first)

If you want to keep hosting through the transition, the job is to reduce risk and protect income at the same time. That means treating compliance as part of operations, not as a one-off form.

Here is how we approach it:

• Registration readiness and a clean workflow for collecting the details needed per unit
• Listing updates and platform checks so registration fields do not get missed
• A length-of-stay plan that supports income and reduces unnecessary short-stay exposure
• Guest screening, house rules, and support processes that reduce complaints and neighbour friction
• Local compliance checks as part of onboarding and ongoing reviews
• A simple record-keeping approach so you can evidence how the property is used if questions arise

This is not theoretical. It is the same operating discipline we use in regulated cities, adapted to Dublin’s specific thresholds and timelines. If you want hands-off support through the 2026 changes, see Airbnb management in Dublin.

8) Action checklist and timeline (now → May 2026)

Here is a practical way to stay ahead without overreacting.

Do now

• Decide your preferred strategy for the next 12 months: mostly short stays, blended, or moving longer
• Clean up your booking history and keep a simple night log going forward
• Review your listing settings, especially minimum nights and booking windows
• Start building your longer-stay demand pathway, even if you keep doing short stays
• Keep your tax position in mind. If you want a primer on how income can be treated, see Irish short-let tax treatment

If you need the practical steps and forms for Dublin, read Dublin short-lets: 90-day cap, forms and planning.

Do closer to launch

• Complete registration once the portal is live and requirements are finalised
• Add your registration number to listings as required
• Double-check platform-specific deadlines and required fields
• Confirm any planning or compliance declarations you will be asked to make at registration stage

The easiest way to reduce stress is to get your admin and settings ready early.

9) FAQs

What counts as short-term letting under the new register?

The register is aimed at paid stays of up to and including 21 nights. If you offer stays in that range, you should expect to register each unit and display a registration number on listings.

Does registering replace planning permission in Dublin?

No. Registration is a national layer and planning is local. If you need the full Dublin planning breakdown, including the 14-day definition and the 90-day position, see Dublin short-term letting regulation.

What is a principal private residence (PPR) for short-term letting rules?

In Dublin’s planning context, the concept relates to whether the home is ordinarily lived in by the owner, versus a dedicated visitor unit or a second home used primarily for short stays. For the national register, Fáilte Ireland says You will not be required to upload any supporting documentation as you register, however you may be contacted after registration for clarification, so keep clear records if your situation is not straightforward.

Can mid-term lets help keep income steady under tighter rules?

Yes, for many homes they can. The operational change is attracting longer bookings, managing deposits and terms properly, and understanding what rules apply to your agreement type. Start by learning the mechanics in mid-term lets (1 to 6 months), then confirm your compliance position for Dublin and your personal circumstances.

If I switch to long-term letting, what does a 6-year tenancy mean in practice?

For new tenancies created from 1 March 2026, the system introduces stronger security of tenure and more limited termination grounds during the protected period. Confirm the details and your risk tolerance before switching strategy, especially if you may need the property back within a few years.

What is the current 90-day position in Dublin if I am temporarily away?

Dublin’s planning framework includes an annual cap concept for letting an entire principal private residence while temporarily absent. The detailed rule, definitions, and forms are covered in Dublin short-term letting regulation.

Disclaimer: General information only, not legal or tax advice. Always confirm your position with Dublin City Council, Fáilte Ireland, the RTB, Revenue, or a qualified adviser.