Housing Policy Seanad Éireann — 2026-02-11 ============================================================ Joe Conway (IND), Cultural and Educational Panel Táim fíorbhuíoch den Chathaoirleach gur roghnaigh sé seo mar cheann de na Nithe i dtosach suíonna ar maidin. Tá mé fíorbhuíoch chomh maith leis an Aire Stáit, an Teachta Feighan, as a bheith i láthair le déileáil leis an gceist thábhachtach seo. Ní féidir liom an cheist seo a phlé ar bhealach níos gonta ná trí cheann de na litreacha a fuair mé ó dhaoine i bPort Láirge a léamh. Léifidh mé amach é, ach déanfaidh mé píosa eagarthóireachta air chun aon aitheantas a cheilt. I will read it almost in its entirety and it will explain the matter at issue: I am writing to you as my public representative because I have concerns about the impact on my small Airbnb business in Tramore resulting from proposals for linking the EU Short-Term Rental Register with Planning legislation. In short, from May 2026, all short-term properties need to have council short-term usage planning permission to get a Bord Fáilte registration. Commercial operation cannot proceed without this registration. There are many confusing messages being communicated but my summary would be that I will lose my income from my holiday rental in Tramore as 'change of planning permission is unlikely to be granted where populations are greater than 10,000'. Tramore has 11,277 according to the latest census figures. From a recent webinar, 'in urban areas (currently defined as population greater than 10,000) a broad presumption is against granting change of use planning permission'. On 20 May registration will be compulsory, but the implications for my family income, and our ability to provide much-needed local holiday accommodation remain totally unclear. This shotgun approach is apparently being rushed in over a very short period, with no consultation. For example, in my case, my property was previously rented out to long term tenants for over 15 years. Most tenants were good but certainly not all. It was quite stressful with no real support from the RTB. I am sorry to say that I am unlikely to ever rent to long-term tenants again due to my experiences. The new six-year tenancy changes have also ensured my exit from that market. Tramore is both a thriving community and a well-known tourist town. Currently, on Airbnb [the most regular site for rentals] there are only approximately 12 entire properties available for holiday rental in Tramore. I believe it is fair to say that this town is not overrun with Airbnbs. The accommodation alternatives are pretty scarce. Once again, I would question why this rushed, blanket approach is being taken that will, in my opinion, obliterate the sector, not only in Waterford but across the country. Changes to planning and registration should indeed be undertaken but the rules need to be carried out with more context and due diligence. The process should be efficient, affordable and reflect the situational circumstances of the applicant and the related property. He goes on to sign the letter. As is said in the media, the name and address is with the editor. The individual makes the case very cogently and poignantly. I await the Minister of State’s informed response. --- Source: Houses of the Oireachtas. Licensed under CC BY 4.0 (https://creativecommons.org/licenses/by/4.0/). The Official Report is revised after first publication; the fetch timestamp below identifies the version quoted. Record URI: https://data.oireachtas.ie/akn/ie/debateRecord/seanad/2026-02-11/debate/main Retrieved: 2026-08-14T04:54:37+00:00 Sitting date: 2026-02-11