A comprehensive guide to Dublin’s new short-term rental regulations.
Understanding Dublin’s Short-Term Rental Rules in 2025
At a Glance
| Planning permission | Entire principal private residence (PPR) may be let for up to 90 nights per calendar year in any Rent Pressure Zone (all of Dublin). Anything beyond that, or any non-PPR letting, needs change-of-use planning permission. |
| Definition of “short-term let” | A letting of a house or apartment for 14 nights or fewer. |
| National register | A compulsory online register for all short-term lets will be managed by Fáilte Ireland. Hosts must display an annual registration number on every listing once the scheme is live. |
| New legislation | The Short-Term Letting and Tourism Bill (STLT) 2025 has Cabinet approval. Full enforcement and the register are due by 20 May 2026. |
| EU backdrop | Regulation (EU) 2024/1028 standardises data-sharing obligations for platforms across the EU. Ireland’s register is designed to comply. |
1. Why These Rules Exist
Dublin has been a Rent Pressure Zone since 2016, with chronic housing pressure. Since July 2019 the city has limited commercial short-term letting to keep homes in the long-term rental pool. All current and forthcoming measures build on that policy direction.
2. Current Day-to-Day Obligations for Hosts
- Confirm your property’s status
- If it is not your principal private residence (PPR), planning permission is required before any short-term letting begins.
- If it is your PPR, you may:
- Home-share rooms year-round with no cap.
- Let the entire dwelling for up to 90 cumulative nights each calendar year while you are away. Track nights carefully.
- Submit annual forms
Dublin City Council asks PPR hosts to file Form 15 in advance of a letting season and Form 17 after year-end to confirm actual nights used. - Expect strict enforcement
The council runs a dedicated Short-Term Lettings unit and follows up on complaints. Penalties can include enforcement orders and court proceedings.
3. Coming Soon: Fáilte Ireland’s National Register
- What: Every host—professional or casual—must obtain an annual Short-Term Letting registration number.
- When: The STLT Bill sets a go-live date of 20 May 2026. Implementation work is under way in 2025.
- Why it matters: Platforms will be barred from listing unregistered properties and face fines of up to 2 per cent of turnover for non-compliance.
4. EU Regulation and Data-Sharing
The new EU Regulation 2024/1028 obliges booking platforms to share host and booking data with national authorities. Ireland’s register is designed to plug directly into this framework, giving local planners accurate occupancy information.
5. Checklist for Dublin Hosts in 2025
| Verify whether your property is a PPR and in a Rent Pressure Zone | Now |
| Apply for change-of-use permission if required | Before listing |
| Track full-home nights against the 90-night limit | Ongoing |
| File Form 15 (planned nights) and Form 17 (actual nights) | Form 15 before letting season; Form 17 by 28 January each year |
| Prepare to register with Fáilte Ireland once the portal opens | Expected 2026 |
| Display the official registration number on every online listing | From registration onwards |
6. How Keycafe Supports Compliance
Keycafe’s MS5 key management system logs every access event, giving hosts an exportable audit trail of guest arrivals and departures. These records make it easier to:
- Demonstrate the number of nights the property was occupied.
- Show authorities who held keys during any enforcement query.
By following the steps above and keeping an eye on the STLT Bill’s progress, hosts can stay compliant today and transition smoothly to the new register once it launches.
