Written Answers Nos. 569-590
573. Deputy Ciarán Ahern asked the Minister for Housing, Local Government and Heritage the way in which the 20,000 population threshold area will be determined with regard to the new short-term letting regulations; if specific maps or guidelines will be published; whether a “grandfathering” clause will be included and what criteria will apply; and if he will make a statement on the matter. [16185/26]
View answer574. Deputy Ciarán Ahern asked the Minister for Housing, Local Government and Heritage with regard to the new short-term letting regulations, whether a requirement to obtain commercial planning permission for a property will mean it will become liable for commercial rates; if commercial planning is granted for a short-term let, will there be a clear and straightforward process to revert the property to residential use in the future; and if he will make a statement on the matter. [16191/26]
View answerI propose to take Questions Nos. 573 and 574 together.
The EU Short Term Rental (STR) Regulation was adopted by the EU on 11 April 2024 and is applicable from 20 May 2026. This Regulation lays down harmonised rules on the collection and exchange of data on short-term rental services for member states, hosts providing short-term accommodation rental services, and online platforms that offer services to hosts providing short-term accommodation rental services within the EU.
The Department of Enterprise, Tourism and Employment (DETE) has drafted the Short Term Letting and Tourism (STLT) Bill General Scheme in full alignment with the STR Regulation. The introduction of the STLT Bill will provide a more effective legal and administrative basis to regulate short term lettings. This Bill when enacted will provide the statutory basis for the introduction of a register for all Short Term Lettings in Ireland, which will be implemented and managed by Fáilte Ireland from 20 May 2026.
Approval was received from Government on the 15 April 2025 for a threshold-based approach to generally preclude new planning permissions for short-term lets in larger towns and cities. Further to this, on 9 February last, the Cabinet Committee on Housing proposed to generally preclude new planning permissions for short-term lets in the 25 towns and cities with a population in excess of 20,000, at the most recent Census of Population, subject to Cabinet approval.
For the purpose of identifying the specific land area of a town/settlement with a census population in excess of 20,000 persons, it is appropriate to utilise the Built-Up Areas (BUAs) boundaries provided by the Central Statistics Office. Use of BUAs as the boundary for determining locations allows for clear and consistent delineation of the areas on which the population of the settlement is based. BUA boundaries are available from the CSO website.: www.cso.ie/en/.
It is intended that accommodation providers in all other locations, i.e. outside the largest towns and cities, will have an extended period to meet planning compliance requirements.
In line with existing established rights, where it can be proven that a residential property has been operated by a short-term letting accommodation provider for at least seven years and no enforcement action has been taken by the planning authority, planning permission for retention may be sought to regularise an established but unauthorised use.
To ensure that there is a clear view, both at national level and local authority level, as to the overall policy approach to determining planning applications for short-term lets, my Department is currently finalising a National Planning Statement (NPS) on short-term letting to supplement and support the introduction of the STLT Bill.
It should be noted that prior to the publication of a NPS, local authorities can continue to make decisions on applications for change of use in respect of short-term letting properties. The decision of the local authority will be informed by local policy contained in the city and county development plans and local area plans, where applicable.
In January this year my Department issued a Circular SPI 01/2026 Short-Term Letting and the Planning System (www.gov.ie/en/department-of-housing-local-government-and-heritage/circulars/spi-012026-short-term-letting-and-the-planning-system/) to clarify the current legislative and policy framework for the regulation of short-term letting of houses and apartments and other residential accommodation in the planning system. The circular was issued to all planning authorities and service providers, as well as other relevant stakeholders.
575. Deputy Emer Currie asked the Minister for Housing, Local Government and Heritage whether he is considering increasing the threshold for the cost rental income assessment; and if he will make a statement on the matter. [16194/26]
View answerCost Rental housing was introduced in 2021 as a new form of housing tenure in Ireland, where the tenant pays a rent which is set to cover the cost of delivering, managing and maintaining the home. It is intended for people on moderate incomes who do not qualify for social housing, but who may be facing affordability pressures in the private rental market. Cost Rental tenancies also offer long-term security of tenure.
Eligibility and income parameters are a way of targeting State-supported Cost Rental homes at those who fall within the moderate income cohort. The primary condition for accessing Cost Rental housing is a net household income under a certain limit, which since 1 August 2023 has been €66,000 per year for homes in Dublin and €59,000 elsewhere. Net income is defined as gross income with income tax, USC, PRSI contributions, and pension contributions deducted.
The legislation does not set a minimum 'income threshold' for a Cost Rental home, but as with any letting of a home, the landlord must consider the issues of affordability and tenancy sustainability. A landlord such as an Approved Housing Body, a Local Authority or the Land Development Agency will assess prospective Cost Rental tenants to ensure they can sustainably afford the rent over the long term, and to do this a landlord may employ financial metrics, such as a rent-to-income ratio.
The 2025 Programme for Government includes a commitment to "keep the income criteria for cost rental under review", in order to ensure they remain fit for purpose. The legislation governing Cost Rental gives broad scope to consider a range of factors when setting household income limits, rather than tying the decision to any one single metric or issue. These factors may include changing economic conditions, Government policy priorities, the current state of the Cost Rental sector, and future plans for the tenure. My Department is progressing this work, and new income limits may be set as necessary through the making of Regulations.
576. Deputy John Paul O'Shea asked the Minister for Housing, Local Government and Heritage the number of the local authorities now operating the choice-based letting system for the advertising of available social housing units within local authorities and approved housing bodies; and if he will make a statement on the matter. [16211/26]
View answerChoice-Based Letting (CBL) is a method that can be used by local authorities to allocate social housing, whereby available social housing stock is let by being openly advertised, allowing qualified applicants to ‘bid’ for or ‘register an interest’ in available homes. Applicants respond to available properties advertised by local authorities, rather than waiting for an authority to offer them a dwelling. This approach offers more choice, transparency and involvement for applicant households in selecting a new home, thereby reducing the likelihood of a refusal, improving re-let times and helping to build sustainable tenancies and stable communities.
My Department is currently collecting data regarding to CBL in 2025. The main purpose of this survey is to examine the uptake and impact of CBL across the 31 local authorities.
My Department's 2024 survey indicated that 19 local authorities were operating CBL. These local authorities are: Clare, Cork City, Cork County, Dublin City, Dún Laoghaire-Rathdown, Fingal, Galway City, Galway County, Kerry, Kildare, Kilkenny, Leitrim, Longford, Louth, Meath, South Dublin, Tipperary, Wexford and Waterford.
My Department continues to work with the remaining local authorities to support their development of a Choice Based Letting model as part of suite of actions focused on social housing allocations and the associated process and arrangements at local authority and AHB level identified in the national housing plan.
577. Deputy John Paul O'Shea asked the Minister for Housing, Local Government and Heritage for an update on an affordable housing scheme in Cork (details supplied); and if he will make a statement on the matter. [16212/26]
View answerUnder Delivering Homes, Building Communities, the Government is fully committed to delivering housing at scale and continuing to accelerate housing supply across all tenures, including affordable purchase.
The Affordable Housing Fund (AHF) is available to assist local authorities towards the cost of developing affordable homes where significant affordability needs have been identified. In line with the Affordable Housing Act 2021, the administration of affordable housing schemes, including the identification and development of schemes suitable for AHF support, is a matter for the local authority concerned.
To date Cork County Council has received funding approval to facilitate the delivery of 20 affordable housing projects, with the potential to deliver 800 affordable starter homes for purchase and rent. In addition, an application for a further affordable housing scheme in Charleville has been made to the Department and is currently under assessment in accordance with the schemes technical and financial parameters.
My Department, along with the Housing Agency and the Housing Delivery Coordination Office of the Local Government Management Agency, will continue to advise and support Cork County Council in respect of their planned response to affordable housing needs in all key urban locations, including Charleville, within its administrative area. The emphasis is on proactively collaborating to identify, develop and deliver viable affordable housing opportunities.
578. Deputy Paul Murphy asked the Minister for Housing, Local Government and Heritage if he will increase the HAP limits; and if he will make a statement on the matter. [15628/26]
View answerThe Housing Assistance Payment (HAP) scheme continues to play a vital role in housing eligible families and individuals. At the end of Q3 2025, more than 130,200 HAP tenancies had been set up since the scheme commenced, of which there were 50,705 households actively in receipt of HAP support.
Under HAP, a tenant sources their own accommodation in the private rented market. This accommodation should be within the prescribed maximum HAP rent limits, which are based on household size and the rental market within the area concerned.
Since 11 July 2022, each local authority has statutory discretion to agree to a HAP payment up to 35% above the prescribed maximum rent limit. Discretion can be increased up to 50% above the prescribed maximum rent limits for Homeless HAP tenancies in Dublin. Local authorities also have additional flexibility to apply a couple HAP rate to single person households. This additional measure recognises the challenges experienced by single person households, and the fact that both single and couple households have a one-bed need.
My Department has reviewed the use of these measures and their impact on the overall affordability of the HAP scheme for tenants. This review has highlighted that the affordability and sustainability of HAP tenancies continues to be impacted by pressures in the private rental market. My Department is now undertaking a review of existing HAP rent limits to ensure there is sufficient support under the HAP scheme to assist eligible households in accessing accommodation in the private rental sector.
It is intended that the review process will conclude before the end of Q2 this year.
579. Deputy Pat Buckley asked the Minister for Housing, Local Government and Heritage the amount spent on HAP and RAS tenancies in Dublin city in each year since 2011, in tabular form [16315/26]
View answerMy Department publishes comprehensive programme-level statistics on social housing delivery activity in all local authority areas on the statistics page of its website. Data in relation to the Housing Assistance Payment (HAP) and Rental Accommodation Scheme (RAS), including funding provided to end Q3 2025, can be found on my Department’s website at this link:
[assets.gov.ie/static/documents/9420600c/HAP_Funding_and_Delivery_Statistics_Q3_2025.xlsx]
[assets.gov.ie/static/documents/1bb38b42/RAS_Funding_and_Delivery_Statistics_Q3_2025.xlsx]
580. Deputy Ciarán Ahern asked the Minister for Housing, Local Government and Heritage if he will consider expanding the “Fresh Start Principle” to include individuals who have experienced credit damage arising out of a separation or divorce but are now financially stable for the purpose of mortgage applications; and if he will make a statement on the matter. [16330/26]
View answer581. Deputy Ciarán Ahern asked the Minister for Housing, Local Government and Heritage to advise on a policy issue (details supplied); and if he will make a statement on the matter. [16331/26]
View answerI propose to take Questions Nos. 580 and 581 together.
A Fresh Start principle applies to a number of schemes offered to homebuyers including the Local Authority Home Loan, Local Authority Purchase and Renovation Loan, the First Home Scheme and the Local Authority Affordable Purchase Schemes, this means that the following categories of persons who have previously owned a property are eligible to apply for these schemes:
• Applicant(s) who previously purchased or built a dwelling/dwellings, together with a spouse, a civil partner or a person with whom he or she was in an intimate and committed relationship are eligible under the Fresh Start principle where this relationship has ended, and they have divested themselves of their interest in the previous dwelling/dwellings.
• Applicant(s) that previously purchased or built a residential dwelling/dwellings, but has been divested of this through insolvency or bankruptcy proceedings, are eligible to apply. However a separate assessment of creditworthiness will be conducted by the underwriters. This applies when the applicant has exited the insolvency/bankruptcy proceedings.
This Fresh Start principle is an eligibility criteria for these schemes where applicants who meet the criteria are considered as First Time Buyers for the purpose of the scheme and become eligible to apply for the scheme, applicants either meet the criteria set out above and become eligible to apply for the scheme or do not meet the criteria and remain ineligible for the scheme. The Fresh Start principle does not take account of the creditworthiness of applicants or other eligibility criteria for these schemes. In cases where applicants require mortgage financing to purchase a home under the scheme, applicants who apply under the Fresh Start principle will still need to demonstrate the capacity to repay the loan.
The Local Authority Home Loan (LAHL), is a Government-backed mortgage for creditworthy applicants who cannot get sufficient funding from commercial lenders to purchase or build a home. The loan has been available nationwide from local authorities since 4 January 2022 for first-time buyers and fresh start applicants. All applicants for the Local Authority Home Loan must be of good credit standing and have a satisfactory credit record at the time of making an application. Credit checks are undertaken as part of this process. There are no plans to expand to change the creditworthiness requirements for applications under the LAHL scheme.
The Programme for Government 2025 and Delivering Homes, Building Communities commit to reviewing house price and income thresholds of the LAHL to ensure that it remains an accessible route to home ownership in the current housing market. I have recently been approved by Cabinet to bring forward a number of changes to the LAHL scheme, including an increase to the threshold for the Single applicants from €70,000 to €80,000, this change will be implemented in the first half of 2026.
The lending polices of private lenders are based on their commercial decisions and are outside my area of policy responsibility.
582. Deputy Roderic O'Gorman asked the Minister for Housing, Local Government and Heritage the reason the sectoral adaptation plan for Built Environment and Planning (2025-2030) has not yet been published; when it will be published; and if he will make a statement on the matter. [16377/26]
View answerUnder the National Adaptation Framework, my Department agreed to complete a built environment and planning climate adaptation scoping document.
The National Climate Change Risk Assessment (NCCRA) was published by the EPA in June 2025.
Following the publication of the NCCRA the recommendations from this report were included in the draft scoping document.
My Department is now consulting with key stakeholders on the document.
Work to finalise the scoping document is continuing.
583. Deputy Sorca Clarke asked the Minister for Housing, Local Government and Heritage to provide a list of all designated conservation areas across the State, by location and the local authority under whose remit they fall. [16384/26]
View answerSites of significance at a European level are known as Natura 2000 sites, and designated for protection under the EU Nature Directives. These sites fall into two categories: Special Areas of Conservation (SACs) and Special Protection Areas (SPAs) as set out below.
SACs are prime wildlife conservation areas, selected under the EU Habitats Directive which was transposed into Irish law by the European Communities (Birds and Natural Habitats) Regulations 2011. The Directive lists certain habitats and species that must be protected within SACs.
SPAs are designated for the protection of listed rare and vulnerable bird species, regularly occurring migratory species and wetlands, especially those of international importance. They are selected under the EU Birds Directive.
A list of all SACs and SPA's across Ireland is set out in the spreadsheet attached for your information.
584. Deputy Mattie McGrath asked the Minister for Housing, Local Government and Heritage if local authorities under the housing adaptation grant approve and fund modular bathroom pods where they are deemed the most appropriate method to meet the applicant’s needs, and in a timely manner, given they already pay for stairlifts which are modular and temporary; and if he will make a statement on the matter. [16395/26]
View answerMy Department provides funding under the suite of Housing Adaptation Grants for Older People and Disabled People, to assist those in private houses to make their accommodation more suitable for their needs. The suite of grants, which include the Housing Adaptation Grant for Disabled People, the Mobility Aids Grant and the Housing Aid for Older People Grant, are funded by my Department with a contribution from the local authority.
The detailed administration of these schemes including assessment, approval, prioritisation and apportionment is the responsibility of local authorities. Having considered all of the circumstances in any particular case, it is a matter for the local authority to determine grant eligibility. Local authorities, in administering the scheme, work with qualifying applicants to secure the most beneficial outcome possible in line with the applicants' financial circumstances and within the parameters of the Grant Scheme.
585. Deputy Colm Burke asked the Minister for Housing, Local Government and Heritage the process that was put in place to arrange for property registered to Cork County Council to be transferred to Cork City Council after the extension of the city boundary; the reason three houses in an area (details supplied) which have been vacant for over ten years remain registered to Cork County Council but are not in Cork City Council area; and if he will make a statement on the matter. [16452/26]
View answerThe Local Government Act 2019 was enacted on 31 January 2019 to provide for the transfer of part of the administrative area of Cork County Council to the administrative area of Cork City and this took place when the new Councils took office after the local elections in late May 2019.
Section 12 of the Act provided for the transfer of property other than land. The Act also provided for the establishment of the statutory Cork Boundary Alteration Implementation Oversight Committee to oversee arrangements for the alteration of the boundary in accordance with the statutory implementation plan. Work on finalising the transfer of functions was completed in late 2020 and both authorities have confirmed that all the actions contained in the statutory implementation plan have been discharged with new service delivery models now in place in both authorities.
The management and maintenance of local authority social homes, including pre-letting repairs to vacant properties, is a matter for each individual local authority under section 58 of the Housing Act 1966. Cork County Council will be in a position to provide details in respect of the specific properties identified.
586. Deputy Danny Healy-Rae asked the Minister for Housing, Local Government and Heritage the number of houses occupied by bats in County Kerry that are designated as bat roosts; and if he will make a statement on the matter. [16454/26]
View answerThe information sought is not collected by the National Parks and Wildlife Service (NPWS) of my Department.
There are nine Special Areas of Conservation (SACs) across Kerry which are designated for the protection of lesser horseshoe bat. Details of designated sites, including mapped boundaries, are available here on the NPWS website: [www.npws.ie/protected-sites/sac].
587. Deputy Niamh Smyth asked the Minister for Housing, Local Government and Heritage if there are plans to introduce a scheme that would allow local authorities to facilitate the exchange of a privately owned larger dwelling for a smaller local authority property; and if he will make a statement on the matter. [16456/26]
View answerGovernment is committed to increasing housing available to older people to facilitate ageing in place with dignity and independence and to supporting right-sizing on a voluntary basis. The Government’s new housing plan, Delivering Homes, Building Communities, includes measures which will increase delivery of housing for older people through increased delivery of social housing, increased delivery of more suitable homes in private housing and increased choice to support voluntary right-sizing.
Delivering Homes, Building Communities will increase choice for older people to voluntarily right-size through advancing consideration of the availability of bridging finance to support rightsizing, a review of the operation of existing local authority financial contribution schemes and supporting social housing tenants who wish to right-size to more suitable accommodation.
My Department is advancing these measures now incorporated in the new housing plan.
588. Deputy Danny Healy-Rae asked the Minister for Housing, Local Government and Heritage whether local authorities that own land for house building are liable for the residential zoned land tax; and if he will make a statement on the matter. [16457/26]
View answerThe Residential Zoned Land Tax (RZLT) is a tax introduced in Finance Act 2021 which seeks to increase housing supply by encouraging the activation of development on lands which are suitably zoned and appropriately serviced. It aims to bring those lands which have benefitted from investment in services and are capable of being developed forward for housing. The ongoing implementation of the tax is an action contained in Delivering Homes, Building Communities, the Government’s plan for housing, to increase housing supply and is supported in the Programme for Government.
The tax applies to land that is:
• zoned suitable for residential development whether it be solely or primarily for residential use, or for a mixture of uses, including residential use, and
• serviced (that is: reasonable to consider may have access, or be connected, to public infrastructure and facilities, including roads and footpaths, public lighting, foul sewer drainage, surface water drainage and water supply, necessary for dwellings to be developed and with sufficient service capacity available for such development)
Deferral of the tax is available upon gaining of planning permission and commencement of development, thereby achieving the policy aim of increasing home building and overall supply across all areas of the State. All land identified on a final map published on 31 January each year, including land owned by a local authority, is therefore liable to the tax unless it benefits from exemptions or deferrals stated in the relevant legislation, being Part 22A of the Taxes Consolidation Act 1997.
589. Deputy Alan Kelly asked the Minister for Housing, Local Government and Heritage the number of WTE qualified entomologists employed by his Department as of 24 February 2026, in tabular form. [16507/26]
View answerMy Department does not generally keep a record of the qualifications held by staff members, and accordingly there may be staff working in various roles in the Department who are qualified entomologists but who have applied for different positions.
590. Deputy Claire Kerrane asked the Minister for Housing, Local Government and Heritage if his Department is considering a new phase of supports for existing cessation of turf cutting compensation scheme applicants, as per correspondence issued to said applicants; the stage this consideration is at; when applicants will be informed; and if he will make a statement on the matter. [16510/26]
View answerThe Cessation of Turf Cutting Compensation Scheme was established following engagement with stakeholders in 2011 for active domestic turf cutters arising from the restrictions on turf cutting on 53 raised bog special areas of conservation (SAC) and was extended in 2014 to include 36 raised bog natural heritage areas (NHA).
Eligible applicants on raised bog SACs where turf cutting ceased in 2011 received their final payment under the 15-year scheme in 2025.
This scheme has compensated those impacted by restrictions on turf-cutting on protected sites, and other supports, such as those operated by the Sustainable Energy Authority Ireland and the Department of Social Protection, are available to those with older homes, inefficient heating systems and those most at risk of fuel poverty.
The Cessation of Turf Cutting Compensation scheme has helped to ensure the conservation of important peatland sites of unique ecological value. My Department is considering measures following the end of the scheme that will continue to support the conservation of these sites.
I expect that this process will conclude shortly.
