Italian city Florence has banned new short-term residential lets on platforms such as Airbnb in the latest move by a local authority to ease housing pressure in its city centre.
It follows last month's crackdown on illegal short-term rentals in New York which has affected up to 10,000 listings in the US city.
A planned Regulation of Short-Term Tourist Letting Bill, which could see similar restrictions being introduced here, is currently being considered by the Joint Oireachtas Committee on Tourism but progress has been paused until the end of the year following an intervention by the European Commission.
As part of The Conversation from RTÉ's Upfront with Katie Hannon, we asked two people to join our WhatsApp group to discuss Ireland's short-term letting market and it's role in the housing crisis.
Máire Ní Mhurchú is the Chair of the Irish Self-Catering Federation (ISCF).
Alfonso Bonilla is a member of the Royal Institute of the Architects of Ireland and co-founder of Maremoto Architects Ltd.
Alfonso Bonilla
Hi Máire. I think we could begin by considering that we wouldn't be having this conversation if Airbnb and other short-term letting platforms weren't causing problems with housing not only in urban and rural Ireland but worldwide.
Other European countries are taking measures in advance of the regulations from the European Commission due to come into effect so I think Ireland has the ability to act too.
Máire Ní Mhurchú
Hello Alfonso. Self-catering is the term I use. An industry which has been part of Irish tourism ecosystem for generations.
Airbnb is an online travel agent (OTA). The ISCF has called for a register for many years and that is the first step needed. Not a ban on small and medium-sized enterprises (SMEs).
Alfonso Bonilla
It's a good point Máire. I think most people would agree tourism has enormously positive effects in social, cultural and economic terms.
Whether we call it self-catering, Airbnb or otherwise,it cannot be isolated from the wider housing crisis.
In terms of housing, if you have a secondary home or investment property, short-term letting is vastly more lucrative than long-term tenancies.
Máire Ní Mhurchú
During Covid much of the short term rentals (STRs) in Dublin closed down. Many of our members in Dublin closed as result of Rent Pressure Zone (RPZ) legislation. This was unfair.
Now when I take my kids to a show it's London rather than Dublin as I can get family apartments there for better value. It's a loss to the Dublin economy. Christmas is now a nightmare in Dublin.
Alfonso Bonilla
I think you've hit the nail in the head on a sensitive part of this conversation. Oftentimes short-term letting properties are family-sized homes. Indeed if your investment property is a family sized apartment in Dublin, we are talking about an apartment in the city, in a rent pressure zone, during a housing crisis.
Families have kids too old to share rooms and can't find these properties to buy or rent long-term because they are vastly more lucrative and convenient to their owners as short-term tourist accommodation. A nightmare indeed.
Máire Ní Mhurchú
The housing crisis is the main issue but we did not cause it - and can't provide the cure.
Lack of housing development since 2008 is a major problem. Lack of control and ignoring STR sector since 2009 is another. Look at RPZ laws introduced 2019, where STRs were banned across whole county .
Want to cycle Waterford greenway with family? There is little or no beds the whole county is designated as an RPZ - just like Dublin.
Alfonso Bonilla
I agree with you again Máire, the wider context of our conversation is a horrible housing crisis and I wouldn't blame individuals renting a holiday cottage for a national crisis.
But we do know that Cork, for example, has about 70 properties advertised on Daft.ie while 1,600 are advertised on AirBnb so there is an undeniable pressure for both new and existing stock to be used for short-term letting.
I would argue that all of society including the STR sector is caught up in a housing policy crisis.
However, I believe measures need to be taken on short term letting. Look at what other countries and cities are doing.
Máire Ní Mhurchú
Think we agree on a lot where housing policy is concerned. Lots of urban vacancy in Cork and Dublin with no families living over the shops and commercial units.
Airbnb listings in Cork city, Cobh, Mallow and Macroom would be illegal [under proposed legislation] due to them being RPZs, including my home village of Béal Athar Ghaorthaidh.
It's a tiny village in the hills yet it's designated as an RPZ area. We need balanced legislation which works for residents and tourists.
Alfonso Bonilla
I think we can all reflect on policy making in general. I think the moratorium on new Airbnbs as an emergency measure taken by Florence, for example, is sound and I think that Ireland could take a similar approach to put the brakes on platforms like booking.com, dublinbesthotel and of course Airbnb.
Máire Ní Mhurchú
We need laws that work which are balanced, proportionate and fair. And we need data. The register for STR at EU level is needed.
As is a balanced ecosystem of tourism accomodation in Dublin. I am sick of asking people can I stay on their couch. Since May 2022 I can't afford a hotel room and won't share an eight bed dorm in a hostel.
Florence plan will drive STRs into black market and we don't want that.
Lovely to talk, Máire
