The Minister for Housing, Local Government and Heritage, James Browne TD, and the Minister of State for Local Government and Planning, John Cummins TD, have updated Cabinet on draft Exempted Development Regulations for residential properties.

The measures deliver on a Programme for Government commitment to reduce regulatory burdens on homeowners while enabling planning authorities to concentrate resources on more complex applications. They represent the first significant refresh of exempted development rules in nearly 25 years and form part of implementing the Planning and Development Act 2024. The package also reflects practical needs to make better use of space through upgrades, expansion and adaptation, and follows a 2025 public consultation that drew almost 1,000 submissions.

James Browne TD said: "Since taking up my responsibilities as Minister for Housing, I have been laser focused on cutting red tape, reducing bureaucracy and streamlining systems to get Ireland building better and faster. People are rightfully impatient to see more housing delivered quicker and it is incumbent on any Government to make the necessary changes.

"Today, with regard to planning, we are making the system easier for citizens while freeing up planning resources for more complex priorities."

Minister of State for Planning and Local Government, John Cummins TD, said: "As Minister of State for Planning, my priority has always been to remove things from the planning system that don't need to be there.

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"I have already introduced Agriculture exemptions and now I am bringing forward these residential exemptions which will give people autonomy over making small changes to their homes without needing planning permission.

"I have always said there will be limitations and these changes, particularly permitting a detached unit to the rear of the dwelling, will only be appropriate in certain settings.

"These reforms are about empowering people in terms of their own garden space or space within their own home and allowing families to make decisions in relation to their own living space."

A key change is a new exemption for an auxiliary habitable dwelling in the garden: a detached unit connected to the services of the main house, with a floor area between 32 sq m and 45 sq m. To support this, the Residential Tenancies Acts 2004-2026 will be amended so that, where such auxiliary dwellings are rented and have been developed in line with the Exempted Development Regulations, they will fall outside the scope of those Acts. The Tanaiste and Minister for Finance will consider the appropriate tax treatment, including how it interacts with the "Rent-a-Room" relief, as part of the normal Budget process and may bring forward amendments in the Finance Bill.

Additional proposed exemptions include:

- Allowing subdivision of a principal dwelling to create up to one additional self-contained unit within the existing building envelope, with a minimum 32 sq m floor area for each unit.

- Permitting extensions via a dormer roof box and/or roof light on the principal dwelling.

- Increasing the existing exemption for extending a home from 40 sq m to 45 sq m.

- Increasing the exemption for a back-garden structure (for example, a shed, store, home office or gym) from 25 sq m to 30 sq m.

All relevant Building, Building Control and Fire Regulations will continue to apply in every case, including where works create habitable space.

The regulations are being made under the Planning and Development Act 2000 and are currently undergoing environmental assessment. Once that is complete, they will be referred to the Joint Oireachtas Committee on Housing and then proceed to formal ratification by resolution of both Houses of the Oireachtas. The timing depends on the conclusion of the assessment, with the intention to sign the regulations as soon as they are approved by the Houses.

Further details, including the full conditions, will be set out in the draft regulation to be published in due course as part of the ratification process. A review of the exemptions will take place 18 months after the regulations come into force.