Things you may like to know
Frequently Asked Questions
Our Frequently Asked Questions section is designed to give you clear, straightforward answers. Our construction services, process, timelines, and what to expect when working with us. Whether you’re planning a new build, renovation, or commercial project. This section helps address common concerns and provides helpful information before you get started. Our team is always available to provide personalized support and guidance.
Other guidelines
Most homeowners do not need planning permission for the works outlined below. Before starting any project, always consult your local planning office, architect, and building surveyor. Homeowners can construct a rear extension without planning permission when the work increases the original floor area by no more than 40 square metres and stays within the height of the existing house. At the rear of the property, the design must retain at least 25 square metres of open space for the sole use of the occupants. Where a property already includes an extension, the total floor area of the existing and proposed extensions must remain within the 40 square metre limit, including extensions that previously received planning permission. In some cases, further height restrictions may apply.
An example
Frequently Asked Questions partaining to conversions. You can convert a garage attached to the rear or side of a house for domestic use when the floor area remains under 40 square metres. You can also build a garage at the rear or side of a house as long as it does not project beyond the building line at the front of the house. The garage must not exceed 4 metres in height with a tiled or slated pitched roof, or 3 metres with any other roof type. Planning permission does not apply when the combined floor area of all additional structures, including both new and existing buildings, stays within 25 square metres.
Garages or sheds at the side of a house must match the external finish of the house. You may not use these structures as living accommodation, for commercial activity, or for keeping pigs, poultry, pigeons, ponies, or horses. The new garage must not reduce the open space at the rear or side of the property below 25 square metres.
You can also build a front porch without planning permission when the porch covers no more than 2 square metres and sits more than 2 metres from a public road or footpath. A porch with a tiled or slated pitched roof must not exceed 4 metres in height, while any other roof type must not exceed 3 metres.
About Minor Works
Frequently Asked Questions About Minor Works
Homeowners may erect capped walls from brick, stone, or block and add wooden fences, excluding security fencing. At the front of the property, these structures cannot exceed 1.2 metres in height, while side and rear boundaries allow heights up to 2 metres. Gates may form part of the boundary when their height stays at or below 2 metres. Planning permission becomes necessary if you intend to widen an existing access or create a new access onto a public road.
Property owners can install a central heating chimney, boiler house, or an oil storage tank holding up to 3,500 litres. Car parking spaces, garden paths, and similar hard landscaping works can proceed without planning permission. On the roof, a TV aerial may rise no more than 6 metres above roof level. One satellite dish with a maximum diameter of 1 metre may sit on the rear or side of the house as long as it does not extend above the roof ridge. Installation of a satellite dish on the front of the house requires planning permission.
These frequently asked questions provide general guidance only. Before starting any work, always confirm requirements with your local authority.
Frequently Asked Questions
DO I NEED TO GET PLANNING PERMISSION FOR EXTENSIONS OR ALTERATIONS
If you were going to build an extension or make other changes to your home you may need planning permission. Generally minor changes such as those listed below do not need planning permission. But you should always make absolute certain that you don’t need planning permission before you start building by contacting a registered Architect or Building Surveyor from your area.
Your Architect or Building Surveyor can also help. Drawings of your new extension/build and your certification for works completed as per Building Control Regulations 2013. The form of a compliance certificate of opinion. Either cert is needed for future sales or refinancing. First I will go through the different certifications mentioned before I give you the list for items that generally don’t need planning.
DO I NEED A CERTIFICATION OF COMPLIANCE
A Certificate of Compliance is required for all new build work. And for all alterations additions or extension work to an existing property. To ensure that all works have been carried out in accordance with planning permission granted and the building regulations. Since the introduction of the building control amendment regulations 2013, it is now part of a Statutory process which is managed under BCMS system for all new building work over 40 square metres.
This Certificate is provided by an architect surveyor. To certify that they have supervised your construction project throughout the build by site visits and that it has been built in compliance with Building and planning regulations. Therefore your assigned certifier should be appointed prior to your building works commencing.
WHAT IS A CERTIFICATE OF OPINION
A Certificate of Opinion is similar to a Certificate of Compliance. But it does not offer you the same assurances that a certificate of compliance will do, the opinion of compliance is carried out after the completion of the project and it’s generally only based on a visual inspection of the Works.
WHAT IS THE BEST WAY TO INSULATE AN IRISH HOME GIVEN OUR DAMP CLIMATE
In Ireland, insulation needs to keep heat in and manage moisture. For most homes, in general the biggest wins are:
Attic insulation (up to 30–40% of heat is lost through the roof). Aim for about 300 mm of mineral wool.
Wall insulation:
Cavity walls can often be pumped with bonded bead insulation.
Solid walls usually need internal or external insulation.
Ventilation matters: Insulation without proper airflow can cause damp or mould, so trickle vents or mechanical ventilation are important.
Grants: The SEAI offers grants for attic, wall, and heat-pump upgrades, which can significantly reduce costs.
Done properly, insulation makes homes warmer, cuts heating bills, and helps avoid damp problems—crucial in Ireland’s wet, windy weather.
DO YOU HAVE COMPREHENSIVE INSURANCE
A: Yes. Anyone working in the Irish construction industry must have appropriate insurance in place. In most cases this means more than one type of cover, not just a single “comprehensive” policy.
Typically required insurance includes:Employer’s Liability Insurance – legally required if you employ anyone (even part-time or labour-only subcontractors).
Public Liability Insurance – essential to cover injury or property damage to third parties.
Professional Indemnity Insurance – required for designers, architects, engineers and surveyors. Anyone providing design or advisory services (often mandatory for PSDP roles).
Contractors All-Risk Insurance – commonly required by clients to cover damage to works, materials, and site risks.
There is no single policy called “comprehensive insurance” in Irish construction law. But clients, main contractors, and the HSA expect contractors and duty holders (including PSDP and PSCS) to carry adequate and appropriate insurance for their role.
Failing to have proper insurance can result in:
Exclusion from tendering,
Breach of contract,
Personal financial exposure, and enforcement action following an accident.
IF A QUALIFIED ARCHITECTS ARE NEEDED CAN YOU SUPPLY THEM
If a project requires architectural design or statutory certification, we will ensure a qualified architect (or equivalent registered professional) is appointed.
Where residential work involves design responsibility, regulatory compliance, or certification. A construction company should ensure a qualified and registered architect. (Or a chartered engineer / registered building surveyor) is formally appointed.
Why this matters:
BCAR projects (new homes and extensions over 40 m²) legally require an Assigned Certifier. Who must be a registered architect, engineer, or building surveyor.
If the contractor is involved in design-and-build, they must ensure competent designers are appointed. Taking on design without proper qualifications exposes the contractor to serious liability.
For planning compliance, technical detailing, and statutory certificates, an architect provides professional accountability that a contractor cannot legally or safely replace.
Insurance: Architects carry Professional Indemnity Insurance. Without this, liability can fall back on the construction company.
Health & Safety: Architects often act as lead designer or PSDP. Coordinating risk elimination at design stage as required by the Construction Regulations.
Important clarification:
The client normally appoints the architect, not the contractor.
However, a construction company must not proceed with work that requires professional design input unless a suitably qualified person is in place.
Bottom line:
If residential work in Ireland requires professional design, certification, or BCAR compliance, a construction company should insist that a qualified architect (or equivalent registered professional) is appointed before proceeding — it protects the client, the contractor, and the project.