Local authorities across Ireland have opened investigations into approximately 1,617 properties suspected of operating as illegal short-term lets over the past three years, highlighting ongoing challenges in regulating the booming Airbnb market amid a deepening housing crisis. The investigations, carried out by councils nationwide, have largely resulted in warning letters, though some enforcement notices were issued threatening legal action for non-compliance. Despite these measures, the number of property owners applying for formal planning permission to operate short-term lets remains strikingly low.
Since July 2019, property owners in a Rent Pressure Zone (RPZ) have been required to secure planning permission to provide short-term or holiday letting, unless they rent out their home or a second property for fewer than 90 days a year. Earlier this year, in June 2025, the Government declared the entire country an RPZ, meaning thousands of properties rented for short-term stays exceeding 90 days annually would need planning approval. Despite this, only 53 applications have been submitted nationwide in 2025, underscoring a widespread lack of compliance.
Dublin City Council has been at the forefront of enforcement, opening 907 investigations into suspected breaches: 302 in 2023, 337 in 2024, and 268 so far this year. As a result, over 1,000 warning letters were issued urging property owners to regularise their operations, with approximately two-thirds (607) of the investigations now resolved through enforcement. Enforcement notices order owners to cease unauthorised letting by a specific date, with councils able to initiate court proceedings, potentially resulting in fines or imprisonment.
Despite Dublin’s concentration of short-term rentals—Airbnb currently lists over 1,000 homes in the city—only 66 property owners have sought permission since mid-2019. Other areas of the country have seen similarly low engagement: Cork City Council opened 123 investigations in 2023, 97 in 2024, and none so far in 2025, sending out 95 warning letters and issuing five enforcement notices. Dún Laoghaire-Rathdown County Council opened 64 investigations in 2023, 12 in 2024, and seven in 2025, with 67 warning letters issued. In contrast, South Dublin County Council conducted no investigations in 2025, and only one planning application has been lodged in the last three years. Some counties, including Wexford, Carlow, Offaly, Longford, Cavan, Monaghan, Kerry, and Cork City, received no planning applications at all despite being within RPZs.
Airbnb has consistently defended its host community, arguing the majority rent properties for fewer than four nights per month, supplementing household income rather than displacing long-term tenants. A company spokesperson said, “The majority of Airbnb listings are for entire properties and are concentrated in tourist hotspots along the west coast of Ireland. A typical host shares one home for fewer than four nights a month. We will continue to work with the Government as it progresses the new short-term letting rules.”
The Irish Independent contacted every local authority to determine the scope of enforcement, including how many investigations were commenced in 2023, 2024, and 2025, and how many planning applications were lodged for converting a property to a short-term let. Mayo County Council did not respond, while Roscommon County Council required a Freedom of Information request to release their figures. The data illustrates a disconnect between enforcement actions and compliance, raising questions about the effectiveness of current legislation.
The issue intersects with Ireland’s ongoing housing crisis, which has seen skyrocketing rents and widespread shortages of long-term accommodation. According to the latest figures, average rents in RPZ areas have surged past €2,000 per month, putting pressure on families and young workers. Towns and villages along the coast, popular with tourists, often have high concentrations of short-term rentals, leaving local communities with little access to affordable housing. The Government’s approach to regulating short-term lets is intended to encourage property owners to return homes to the long-term rental market, alleviating some of the housing pressure.
The Budget 2026, expected to be announced later this year, is anticipated to address these challenges, with measures aimed at increasing the supply of rental housing, incentivising long-term tenancy, and supporting renters affected by the affordability crisis. Proposed policies may include tax incentives for landlords who convert short-term rentals back into long-term accommodation and additional funding for local authorities to enforce planning regulations.
Legislation introduced earlier in 2025 fast-tracked the extension of RPZ rules nationwide, signaling a Government push to attract private investment into the rental market while protecting communities dependent on tourism. Councils now have the power to enforce planning requirements more strictly, but low application numbers and limited prosecutions highlight the difficulties in translating rules into action.
The investigations into short-term lets reveal the scale of the issue. Dublin, despite being a hotspot, has seen just one planning application seeking permission to rent on a short-term basis in 2023, while other counties report even lower activity. The combination of high rents, property shortages, and limited enforcement poses significant challenges to housing stability, particularly in urban centres.
As Ireland navigates its housing crisis, balancing the needs of local residents, the tourism industry, and short-term rental platforms remains a delicate task. The Government’s upcoming Budget 2026 and enforcement strategies will be key in determining whether RPZ legislation can effectively regulate short-term lets, encourage compliance, and ensure that properties return to the long-term rental market to alleviate Ireland’s ongoing housing pressures.
