The Sinn Féin housing spokesperson has criticised the Government’s proposed 20,000 population threshold, seven-year grandfather clause and two-year transition period, arguing that the measures could limit the return of homes to the long-term rental market.
Sinn Féin housing spokesperson Eoin Ó Broin TD has criticised the Government’s draft planning rules for short-term lets, arguing that they will do little to increase housing supply in areas facing rental shortages and rising homelessness.
In a statement issued on 28 October, Ó Broin described the proposed National Planning Statement on Short-Term Letting as “designed to fail”.
He argued that the population threshold, arrangements for established short-term lets and transition period could weaken the policy’s ability to return residential properties to long-term use.
The Government’s proposals aim to regulate short-term accommodation while balancing the need for long-term housing with tourism requirements. The wider regulatory framework includes a national register for short-term lets, to be administered by Fáilte Ireland.
However, the proposed planning arrangements have become a point of disagreement over how effectively the rules will protect housing supply.
Dispute over the 20,000 population threshold
One of Ó Broin’s main objections concerns the proposed threshold of 20,000 people for applying restrictions on new short-term letting permissions in larger towns and cities.
He said the threshold was arbitrary and failed to account for housing pressure in smaller communities where rental accommodation is scarce and homelessness is increasing.
Under the Government’s policy approach, new planning permissions for short-term letting are generally restricted in larger settlements with populations above the threshold.
Smaller settlements have a more flexible approach, reflecting the potential role of short-term accommodation in supporting tourism.
The Government has said planning decisions should balance housing needs, tourism accommodation requirements and opportunities for local economic development.
Ó Broin argues that population size alone does not adequately reflect the housing pressures experienced in individual areas.
His criticism raises a wider policy question: whether short-term letting restrictions should be determined primarily by settlement size or should respond more directly to local rental shortages and housing demand.
Seven-year rule criticised over existing short-term lets
Ó Broin also objected to the proposed seven-year grandfather provision, which provides a route for certain established short-term letting properties to seek planning permission for retention.
Under the policy, there is a presumption in favour of granting permission where a dwelling has been used continuously for short-term letting for at least seven years and no enforcement action has been taken, subject to other planning considerations.
The Government says the provision reflects established-use principles and is intended to provide a route for qualifying operators to regularise their planning status.
Ó Broin argues that the arrangement could benefit commercial operators that have been using residential properties for short-term letting instead of long-term housing.
He said the provision could undermine efforts to return homes granted planning permission for long-term residential use to that market.
The issue is particularly relevant in areas where entire properties are used for visitor accommodation while residents struggle to find homes to rent.
The actual effect on housing supply will depend on how many properties qualify, their existing planning status and whether they would otherwise be available for long-term residential use.
Two-year transition period also under scrutiny
The proposed two-year transition period for operators in smaller settlements is another point of disagreement.
Under the Government’s arrangements, short-term letting providers in towns with populations of 20,000 or fewer have additional time to meet planning compliance requirements. Operators in larger settlements face different requirements when registering their properties.
Ó Broin said the transition period was too long and would delay any potential increase in housing supply resulting from the rules.
He argued that operators unable to secure planning permission could continue trading during the transition period, postponing the return of some properties to residential use.
The Government’s approach provides additional time for operators in smaller locations, where short-term accommodation may play an important role in supporting tourism and where alternative visitor accommodation may be limited.
The debate therefore centres on how to enforce planning rules while accounting for differences between high-demand housing markets and tourism-dependent communities.
Sinn Féin proposes a different approach
Ó Broin said Sinn Féin supports a two-track approach to regulating short-term lets.
In areas experiencing rental shortages and rising homelessness, he argued that properties originally granted planning permission for long-term residential occupation should be returned to that use.
In rural areas and locations with significant tourism or environmental amenities, he said planning authorities should have greater flexibility to approve changes of use for accommodation that provides a valuable tourism service.
He also called for a simplified, low-cost process allowing tourism operators to regularise their planning status where appropriate.
His proposals include a simpler process for operators to determine whether they need planning permission for a change of use.
Ó Broin also said the rules should account for historic and traditional buildings that may not be suitable for long-term residential occupation but can provide tourism accommodation.
The proposals reflect Sinn Féin’s position that regulation should distinguish between commercial short-term letting that removes homes from the residential market and accommodation that meets a genuine tourism need.
Government says rules aim to balance housing and tourism
The Government has defended the broader policy approach as an attempt to retain more housing for long-term residents while allowing short-term accommodation where it supports tourism and local economic activity.
The draft National Planning Statement was agreed by Cabinet in June 2026 and was intended to guide planning authorities when assessing applications for new and existing short-term lets.
Separately, the Government approved publication of the Short-Term Letting and Tourism Bill on 6 October 2026. The legislation provides for a national register, with Fáilte Ireland responsible for its administration.
Under the registration framework, hosts offering short-term accommodation for stays of up to 21 nights will be required to register their properties and display a registration number on listings and advertisements.
The Government says the register will improve transparency, strengthen enforcement and provide better information about short-term rental activity.
The legislation and planning arrangements are related but distinct parts of the regulatory framework: registration establishes a system for identifying short-term lets, while planning rules determine whether the use of a property for short-term accommodation is permitted.
Ó Broin calls for Housing Committee hearings
Ó Broin said he had written to the chairperson of the Oireachtas Housing Committee requesting a series of hearings on the draft planning statement.
He wants the committee to hear from the Department of Housing, local government, the Irish Planning Institute, the tourism sector, and housing and homelessness organisations.
He said the hearings would allow the proposals to be examined before the rules are finalised.
The request places the focus on whether the proposed safeguards will be sufficient to protect long-term housing supply while preserving short-term accommodation that supports tourism.
For renters and prospective homebuyers, the central issue is whether the final policy will help return residential properties to the long-term market in areas where housing is hardest to find.
The scale of any impact will depend on the number of properties affected, the implementation of the planning rules and the extent to which homes currently used for short-term letting are suitable and available for long-term occupation.
