Nationwide Rent Pressure Zones: What Ireland’s New Short-Term Let Rules Mean for You (and Why You Must Act Now)

The phrase short-term let planning permission Ireland July 2025 is about to dominate newsfeeds—because from 20 June 2025 every county in the Republic is now a Rent Pressure Zone (RPZ). In a single stroke, the Government removed “Exempted Development” rights for most holiday lets. If you rent a second property (or your entire home for more than 90 days a year) on Airbnb, Booking.com, Vrbo or similar, you now must obtain planning permission—or face enforcement.

What changed on 20 June 2025?

According to the Department of Housing’s announcement and the Residential Tenancies Board (RTB) update, the nationwide RPZ designation means:

• All private tenancies—and critically, all short-term holiday lets—now fall under RPZ controls.
• Local authorities can issue closure notices and fines where planning permission (PP) is absent.
• A central register of short-term lets (STLs) will launch later this year, giving councils real-time data on addresses operating without consent.

Citizens Information has already revised its guidance to confirm that hosts who exceed the 90-day limit—or let properties other than their principal residence—need planning permission.

“The nationwide RPZ designation ends the patchwork of rules—if you operate a holiday let anywhere in Ireland, you now fall under the same strict regime.”
— Department of Housing briefing, 20 June 2025

Planning Permission: When Is It Compulsory & When Are You Exempt?

Remember: merely listing on Airbnb or Vrbo without guests does not create immunity; enforcement counts from the date first used as an STL.

Penalties & Enforcement Timetable

“Many hosts assume a 90-day buffer still protects second homes – it doesn’t.Early, well-evidenced retrospective applications can avoid punitive fines once notices start dropping.” — Aaron Basi, Head of Town Planning, Planning by Design.

Action Plan for Irish Hosts: 5 Immediate Steps

1.Audit your calendar – Calculate lettings from 1 Jan 2025 to date.

2.Gather evidence – Utility bills, booking statements and photos establish existing use.

3.Book a planning appraisal – Planning by Design can identify change-of-use hurdles (parking, noise, waste) and provide insights on pricing.

4.Prepare a retrospective planning application early—before councils begin bulk enforcement.

5.Register on Fáilte Ireland’s portal the moment it opens and keep your licence visible on all listings.

Why UK Hosts Shouldn’t Ignore This

Westminster has consulted on an England-wide “C3 → C5” change-of-use class and mandatory host registration. The Department for Levelling Up, Housing & Communities signaled last autumn that it “stands ready to remove permitted development rights if supply pressures persist.” With Ireland now an RPZ nationwide, pressure mounts for a mirror response.

For UK landlords:

• If your holiday let is currently permitted development (PD) under the Planning and Development Act—apply for planning permission without delay, or be wary of an enforcement notice.
• If your use is already sui-generis—consider full planning to regularise before PD rights vanish.
• Expect stricter occupancy limits (e.g., Scotland’s 60-night threshold or London’s 90-night cap) to spread.

Not sure where to start? Contact our expert planning team for a free, no-obligation consultation today. Consulting a planning expert can help you navigate these changes and explore alternative development strategies.

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Frequently Asked Questions

Does a granny annexe count as a separate dwelling?
Yes. If the annexe has its own entrance and can function independently, it is classed as a standalone unit and now needs planning permission for STL use.

I only rent my cottage during local festivals—do I still need permission?
If total nights exceed 90 in a calendar year or it isn’t your principal residence, you need planning permission regardless of seasonality.

Will historic bookings on Airbnb help a retrospective application?
Booking confirmations, bank statements and guest reviews form part of the evidence authorities may request when assessing a retrospective planning application.

Can I appeal a refusal?
Yes. You can appeal to An Bord Pleanála—or, in England, the Planning Inspectorate—within the statutory period.

Does the new register replace planning permission?
No. Registration is in addition to planning consent, not a substitute.