Dividing a house into two homes without planning permission
You can divide a house into 2 homes without planning permission if each one has at least 32 m² of floor space, each is self-contained, the work is started and finished by 31 December 2030, and the other conditions below are met. The council must be told at least 14 days before work starts.
The rule
Class 1A was added to the Planning and Development Regulations 2001 by S.I. No. 339 of 2026 and has applied since 27 July 2026. It covers the subdivision of a house, and also putting a house divided under this class back to its original form. The Department's circular describes it as one extra self-contained unit within the existing building.
The conditions
- Two homes at most. The subdivision cannot create more than 2 units in total.
- Size. Each unit has at least 32 m² of floor space.
- Self-contained. Each unit stands on its own and does not depend on shared space inside, apart from the way in.
- Time limit. Only work commenced and completed in the period ending 31 December 2030 is covered.
- No garden house as well. The exemption cannot be used where a detached house has been built in the back garden of the main house.
- Building Regulations still apply, fire safety included, and so do the Building Control Regulations.
Telling the council
At least 14 days before the work begins, send a notification to your council. It states that you intend to use this class, confirms that the property meets the requirements, gives the reason, and includes the location and the Eircode. Each council keeps a record of these notices and reports the yearly number to the Minister.
If the plan does not fit
A third unit, a unit under 32 m², shared indoor space used for more than access, or work after the end date put the project outside the exemption, and it needs planning permission. See application fees and how long a decision takes. If you are not sure whether you need permission, you can contact your council; applications can be made at planning.localgov.ie.
Back to the drawing of the house.