Ms Ann-Marie O'Reilly:

I thank the Chairperson and members of the committee for inviting us to speak here today. Threshold, as some members may know, is a national housing charity and provides advocacy and advice services to people experiencing difficulties in their private rental tenancies who are at risk of homelessness and are having difficulty finding a new home. We have been supporting renters and advocating for access to affordable, secure and good-quality housing since 1978 and each year we assist about 20,000 households. Since about 2018, Threshold has been raising concerns about the growing impact of short-term lettings on the availability of Ireland's housing stock. I want to stress that our interest is in the movement of long-term homes into the short-term letting sector, not homes or properties that have been operated as short-term holiday lets for many years. I know that is an area of concern for many people, but our concern is the long-term units that have moved over. Unfortunately, a significant number of those have moved over.

We welcome the introduction of a national short-term letting register and the accompanying regulatory requirements that are outlined in the general scheme. A comprehensive framework with clearly defined registration obligations is set out in the scheme and Threshold's observations and recommendations today aim to support the effective implementation of a short-term tourist letting register to mitigate the adverse effects that some short-term lettings have on the supply of long-term housing. The general scheme, together with the proposed national planning statement, which we are yet to see, is a vital intervention. It will address an imbalance in our housing system by helping to regulate short-term lettings and prioritising housing need where that is necessary. The establishment of a register is required by EU regulation. Not only will Ireland be adhering to its obligations in the EU with the implementation of this legislation, it will also activate one of the many policy levers available to make effective use of the housing stock, freeing it up for long-term use. This will bring relief to those in housing need and, in areas of acute housing pressure, aid in the reduction of homelessness.

Heads 12 to 15, inclusive, of the scheme provide for the establishment of a robust registration system, which includes annual registration and eligibility criteria. The smooth exchange of information between Fáilte Ireland and the local authorities will be essential in guaranteeing the effectiveness of this legislation. It will be necessary to put in place appropriate systems and adequate resources to support this work. Done effectively, this will prevent the unregulated abuse of homes as tourist accommodation.

We recognise that heads 19 and 30 introduce meaningful penalties and fixed payment notices with the aim of ensuring compliance and deterring rogue operators. Head 29 mandates the publication of the short-term letting registration numbers and provides for an accountable means of verifying such numbers. Ascertaining the exact number of short-term lets operating across Ireland has not been straightforward to date and Threshold welcomes this development.

Head 36 allows Fáilte Ireland to share data with the Central Statistics Office, CSO, for provisions of Eurostat, fulfilling our obligations in that regard. We also strongly believe that reliable data is the bedrock for evidence-based housing policy. While the national planning statement is yet to be published, in which the Government will give effect to its commitment to restrict planning permission for short-term lets in towns with populations greater than 10,000, it is equally critical for ensuring the effective use of Ireland's housing stock as the housing crisis endures. The proposed restrictions will protect housing supply in areas of housing demand. Such measures to restrict planning mirror best practice across the European Union. We already see such permanent caps in Belgium, Portugal, the Netherlands, Germany, Spain and Greece. These measures are in alignment with a commitment of the Lisbon declaration to end homelessness by 2030, to which Ireland is a signatory.

Every property and long-term home diverted to short-term letting in an unplanned and unregulated fashion is a potential home lost and is no longer available to someone seeking a home of their own, whether that is to rent or to buy. The removal of homes from long-term use has had an impact on housing availability in cities, towns and communities across the country. Their return to long-term use may be the difference between homelessness and the stability of home for some. Regulating the sector will relieve housing pressure and contribute to the Government's overall plan to increase housing supply. Returning homes to long-term use will ease pressure on the private rental market and prevent more households from entering homelessness.

Threshold supports the passage of this proposed legislation. We believe the Bill, in tandem with the national planning statement, will strike an appropriate balance between sustaining tourism and safeguarding housing as a fundamental right.

We thank the committee members for their time and consideration. We look forward to their questions.