Rural Ireland ‘heading down the swanny’ with new short-term let legislation Mayo councillor warns
Upcoming legislation on short-term lets has left B&B hosts and Airbnb operators in rural Mayo unsure of their future as the county approaches the 2026 tourism season.
That is according to Louisburg-based councillor Chris Maxwell, who warned the changes could have a serious impact on rural Ireland.
Short-term lets, including Air BnBs and self-catering units along the Wild Atlantic Way, are a vital part of Mayo’s tourism economy.
In 2023, Mayo welcomed 816,000 tourists, generating €261 million in revenue. Of the 167,000 overseas visitors, 24pc stayed in guesthouses, B&Bs, or rented accommodation, while 34pc stayed in hotels.
The Short-Term Letting and Tourism Bill General Scheme, which comes into effect on 20 May 2026, will require any property rented for 21 nights or less per year to register annually with Fáilte Ireland and display a registration number on all listings.
The bill will also restrict short-term lets in towns with populations over 10,000. Hosts in these areas can rent their primary residence for up to 90 days a year, but new short-term lets in larger towns and cities will generally be prohibited.
Upcoming amendments to Sections 7 and 8 of the Planning and Development Act 2024 mean that short-term lets will now require planning permission if rented for more than 90 days per year. Letting a room within a residence will remain exempt.
Local authorities will assess planning applications based on housing needs, tourism demand, and urban regeneration.
While the legislation is designed to free up housing for long-term rental, councillors have warned it could unintentionally harm tourism in rural Ireland, where hotels alone cannot accommodate the influx of visitors, and Airbnb provides a more affordable alternative during peak season.
Cllr Maxwell raised concerns about the impact on rural communities and small businesses that rely on renting properties to make a living.
His comments came during the January meeting of the Westport and Belmullet Municipal District, amid updates that Mayo County Council is developing a new five-year tourism strategy.
He said there was one “pressing issue” in relation to promoting and sustaining tourism in Mayo - the upcoming changes to short-term letting rules and the uncertainty facing Airbnb owners under the new regulations.
“Our area is big for Airbnbs because there are no hotels here,” he explained.
He questioned whether hosts would need to apply for change of use planning permission immediately, and whether they could take bookings for the upcoming tourism season, saying operators are being left in “limbo land.”
“Airbnb is a big business tourist-wise. If people have no place to stay, they won’t come to this area,” he warned.
The Independent Ireland councillor called for a ‘fact sheet’ to be drawn up to inform operators of the new rules, so they have time to make preparations.
“It’s a silly situation, and I would like for clarification to be given to people. The tourist season is upon us, and Airbnb operators don’t know which way to turn,” he said.
Cllr Maxwell expressed concern that the new law could end up being “counterproductive” and have negative implications for rural Ireland.
“Rural Ireland is heading down the swanny again,” he said, “It is blow after blow we are getting.”
He also raised the Mercosur deal in the context of the broader challenges facing rural Ireland.
A farmer himself, Cllr Maxwell attended a recent protest in Athlone with his party colleague and protest organiser, MEP Ciaran Mullolley, which he said was to “fight for the survival of rural Ireland.”
“If we don’t make a stand, if you don’t keep core things going [such as] farming, BnBs, rural tourism - it’s all going down the swanny,” he warned.
This article has been funded by the Local Democracy Reporting Scheme.