PRESS RELEASE – 09/09/2026
Affordable Housing Act – What does it mean for Holiday Lets in Ireland
The EU Commission announced today that the consultation on the Affordable Housing Act (AHA) would commence. The document appears to present short-term rentals as a solution to the housing crisis, but in Ireland this is premature because there is no clear data on STR numbers. There is no evidence that restrictions will make any real difference and illustrated by examples in France (5%) and Barcelona.
The STR register will not be introduced until December 2026 in Ireland, and it is unfortunate that it was not in place before the March 2026 long-term rental regulations.
There is also no clarity from the Department of Housing on planning for existing or new holiday-let businesses. The proposal is to ban all short-term lets in areas above 20,000 population in Ireland, towns such as Tralee, Ennis, Letterkenny and Wexford, not just city’s. The possibility to maintain an unjustified city-wide STR ban already in place prior to the adoption of the Act, or to introduce one following the adoption of the Act, is a major concern and must be reversible.
Ireland has a housing crisis, but short-term rentals are not the only issue to be addressed. Vacant and derelict properties, including commercial at 3000 units
and domestic units, remain widespread across the country. Examples Galway 18%, Limerick 14.6%, Wexford 22% with Dublin having sites derelict for up to 18 years.
Any decision to restrictions on short-term rental must be supported by solid evidence and in Ireland there is no evidence due to a lack of data.
The EU Short-Term Rental Regulations was only introduced since 21/5/2026 and is not yet implemented in many countries. It will take some years to have full and clear data on the sector, rather than information based on data scraping. There is no guarantee that STR properties will move to the long-term market, and if sold most will go to overseas cash buyers.
Housing Stress must not be confused with STR causing the issue
The proposal would negatively affect existing short-term rental businesses and add further fear and uncertainty for owners. Local planners are already under pressure because of housing shortages, and this is leading to refusals for change-of-use applications for STR accommodation, as seen in Westport following the Department of Housing, Local Government and Heritage circular on short-term letting and the planning system issued in January.
This comes at a time when the Minister for Enterprise, Tourism and Employment is seeking to grow tourism by more than 7% per year through the New Era for Irish Tourism. However, if self-catering accommodation is being closed, there is a serious question about where visitors will stay in rural Ireland.
Minister Burke has described tourism as one of Ireland’s most important economic sectors, supporting employment, enterprise and communities in every region. He noted that tourism creates opportunities for local businesses, sustains jobs and contributes significantly to regional development across Ireland.
Housing affordability and supply should be the focus of this Act.
Restrictions should be judged by the number of housing units they produce and focus on the wider housing issues in Ireland, issues with delay in getting planning and no clarity for development of new STR businesses. There are vacant and derelict properties and commercial units all over Ireland. Apartment blocks are purchased by international investors, with no tax on profits, as compared to micro family businesses the legislation which may close.
The Commission says the AHA will provide better legal certainty, but we disagree as the AHA proposal takes away the procedural requirements currently in place. The notification that is currently in place under the Services Directive which requires Member States to notify the Commission about new laws, which allows the Commission to, if necessary, request the Member State to refrain from adopting the law or abolish it. Without that protection, who will monitor whether new restrictions go beyond the law?
Lack of clear data in Ireland on STR numbers
It is essential that data collected under the STR Regulation is used for any assessment being made under the AHA, including whether a measure is necessary, proportionate or justified.
“The Irish Government have to bring in a Register for STR, as we have called for years to give clear data. What we have a now is confusion and the proposals would risk negatively affecting existing short-term renal businesses, adding further to and uncertainty for owners. At present no planning being given for self-catering or glamping, at the same time we are being told to get planning before December in areas above 20,000 population. The fear of losing an essential family income is causing a lot of distress for self-catering owners” said Máire ní Mhurchú CEO of the Irish Self-Catering Federation.
Conclusion
Clear evidence on all property use in Ireland is needed before restrictions are imposed on existing self-catering micro-businesses, mostly run by older women.
A national STR Register must come first, with clear derogation for existing operators and fair regulation before any closures are considered. There needs to be acknowledgment that many properties built with STR planning are now in long-term rental market & therefore no longer available for tourism.
Did we mention the population increase from 4.75 m to 5,5 mil in 10 years (with over 90% of the population living in houses
This is a shambles of the Governments making, and the Affordable Housing Act will compound the fear and worry for owners. Anyone running a short-term rental business should join their national trade association.
ENDS
* EU Affordable Housing Act Proposal
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About the Irish Self-Catering Federation (ISCF)
The Irish Self-Catering Federation (ISCF) is the national representative and lobbying body for owners of self-catering properties in Ireland. Established in 1998, the ISCF advocates on behalf of its members to promote and develop the interests of the self-catering sector across the country.
The ISCF has called for a Register for STR since 2017. Recognised by Fáilte Ireland, local and central government, and key tourism stakeholders, the ISCF works to ensure that self-catering accommodation providers have a unified voice in policy discussions and industry developments.
The federation represents a diverse range of property owners, from individual holiday home operators to larger agencies and groups. In addition to national advocacy, the ISCF is a member of the European Holiday Homes Association (EHHA), engaging in discussions and policy development at the European level to support the self-catering industry.