Heather Campbell
If you plan on building or extending a house in Ireland, know that you will have to pay local authority fees in both NI and ROI; this is your comprehensive guide to what you can expect to pay in your own county.
In this article we cover:
- Full map detailing how much you pay per council
- How much you will pay for NI and ROI planning permission fees
- How much you will pay for NI and ROI building control fees
- What ROI development levy fees (Section 48 contributions) are
- What the ROI development levy holiday is and when does it end?
- A breakdown of individual ROI council development levies
- How much ROI self-builders will pay as a levy on a 200sqm house in each council area
Starting a self-build journey is thrilling, but dealing with local authority fees can be overwhelming. Whether you’re building in NI or ROI, grasping these fees is vital for managing your project budget and planning effectively.
As you dive into the process of building your home, it’s crucial to understand the financial impact of local council charges. Whether you’re experienced in construction or new to self-building, preparing for these expenses will help you avoid surprises and keep your project on track.
Planning Permission Fees
The cost of gaining planning permission varies depending on the type of application. In Northern Ireland, the planning application fee to extend a home is £327. For building a house, the outline application fee is £486, while a full application will cost £975.
Building Control Fees
In Northern Ireland, building control fees vary based on the type and size of the project.
For a single new build domestic dwelling no larger than 250sqm, the plan fee is £121.50.
Similarly, for an extension plan fees range from £81 to £162, depending on the total floor area, while for a loft conversion, it’s £97.20. For a detached garage or carport not exceeding 40 sqm, the plan fee is £113.40.
Plan fees need to paid for other aspects of a self-build or renovation project such as £81 for the installation of an unvented hot water storage system (which is not part of a larger project and needs to be inspected by the district council).
Replacement of an existing ‘combustion appliance’ (a fixed appliance – including a cooker – which burns solid fuel, gas or oil; or an incinerator) carries a plan fee of £84.93. For the installation or extension of a heating system, the plan fee is £113.24. If you are installing microgeneration technology, such as solar PV, you will be expected to pay £113.24.
In ROI, there is a single Commencement Notice fee for all domestic projects of €30.
Development contribution levies (Section 48)
For self-builders in Northern Ireland that’s where the planning fee trail ends, but in ROI from April 24th when the waiver expires, you will also encounter the ‘Development Contribution’ levy known as Section 48.
It’s a payment towards the local council’s infrastructure ranging from neighbourhood amenities, roads and footpaths, and traffic management.
As per the Planning and Development Act 2000, local authorities can create Contribution Schemes tailored to their individual jurisdictions. As a result, contribution amounts may differ greatly between city and county councils, as well as within specific districts, based on factors like square footage, location, whether rural, urban or within a new development zone.
These development levies were temporarily waived for 12 months by the ROI cabinet in April 2023, as part of its Housing for All Action Plan to try and speed up the construction of new homes by reducing building costs for self-builders and developers.
Self-builders and developers do not have to pay development contributions for residential developments that commenced between April 25, 2023 and April 24, 2024. However, those builds must be completed by December 31, 2025 to qualify for the waiver.
From April 24, 2024, the temporary levy ‘holiday’ ends, so how much will these fees add to your overall build costs?
County by county breakdown
Selfbuild took a deep dive into each of the current development contribution schemes of the 30 city and county councils across the Republic of Ireland and pulled out the figures that should help provide a general guide on what to expect to pay.
Some local authorities charge per sqm others a fixed fee per unit, so in order to provide a meaningful comparison we have calculated the levies in each district on a 200sqm detached house. We have also included /sqm fees for extensions and detached garages where available.
On average, across all schemes, we discovered that the levy for a 200sqm house was €6,805. However, this figure varied significantly, with the highest levy reaching €30,301.50 for a new build in Dún Laoghaire-Rathdown County Council’s new Cherrywood development area, while the lowest was €1,060 for a rural house in Monaghan County Council. For a clearer understanding, we recommend reviewing the details provided for each individual city and county council.
Fees have increased since Selfbuild’s last survey.
Rural: From €18 to €29 / sqm (depending on square footage) = €4,800 / 200sqm house
Carlow Town and environs: €42 / sqm = €8,400 / 200sqm house
All other urban areas: €29/sqm = €5,800 / 200sqm house
House extension (in excess of 40sqm): €12 / sqm
Garage (in excess of 25sqm): €12 / sqm
All areas: from €23 / sqm (subject to minimum payment of €5,000) = €4,600 / 200sqm house
House extension (in excess of 40sqm): €23 / sqm
Garage (in excess of 25sqm): €11.50 / sqm
Rural (up to 200sqm): €3,500 / 200sqm house
Urban (up to 200sqm): €5,549 / 200sqm house
In excess of 200sqm: €20 / sqm
House extension (in excess of 200sqm): €20 / sqm
Garage: Exempt
CASP area (excluding rail corridor): €24.49 / sqm = €4,800 / 200sqm house
N&WCSP area: €19.04 / sqm = €3,800 / 200sqm house
Rail corridor area: €26.88 / sqm = €5,376 / 200sqm house
All areas: €49.87 / sqm = €9,974 / 200sqm house
House extension (in excess of 40sqm): €49.87 / sqm
All areas: €1,500 to €2,500 / unit (depending on square footage) = €2,500 / 200sqm house
House extension: Exempt
Parking: €2,500 per space
All areas: €113.82 / sqm = €22,764 / 200sqm house
House extension, garage, loft conversion (in excess of 40sqm): €113.82 / sqm
All areas: €96.39 / sqm = €19,278 / 200sqm house
House extension, garage, loft conversion (in excess of 40sqm): €96.39 / sqm
Dún Laoghaire-Rathdown County Council
Countywide: €13,083.50 / house (regardless of size)
House extension (in excess of 40sqm): €112.99 / sqm
Sandyford UFD: €19,390.55 / house (regardless of size)
House extension (in excess of 40sqm): €112.99 / sqm
Cherrywood: €30,301.50 / house (regardless of size)
House extension (in excess of 40sqm): €112.99 / sqm
All areas: €128.84 / sqm = €25,768 / 200sqm house
House extension (in excess of 40sqm): €128.84 / sqm
All areas: €90 / sqm = €18,000 / 200sqm house
House extension: Exempt
Towns and Villages with adopted Local Area Plans and development within the GTPS: €2,152 / house + roads, footpaths and transport charges: €7.50 / sqm = €3,652 / 200sqm house
All other areas: €1,076 / house+ roads, footpaths and transport charges: €5.50 / sqm = €2,176/ 200sqm house
All areas: €1,500 / house + €20 / sqm in excess of 125sqm = €3,000 / 200sqm house
House extension (in excess of 40sqm): €12 / sqm
All areas: €62 / sqm = €12,400 / 200sqm house
House extension (in excess of 40sqm): €62 / sqm
Rural: From €15 / sqm to €25 / sqm (depending on square footage) = €3,600 / 200sqm house
Urban: €25 / sqm = €5,000 / 200sqm house
House extension (in excess of 40sqm): From €15 / sqm to €25 / sqm (depending on square footage and location)
Garage (in excess of 25sqm): €15 / sqm
Rural: €2,000 up to 200sqm + €12 / sqm to €20 / sqm (depending on square footage) = €2,000 / 200sqm house
Urban: €4,000 / house (regardless of size)
House extension and garage (in excess of 40sqm): €10 / sqm
Rural: €2,000 / 200sqm unit + €15 / sqm to €17.50 / sqm (depending on square footage over 200sqm) = €2,000 / 200sqm house
Urban: €15 / sqm (minimum payment of €4,000 / house)
Limerick City and County Council
Rural: €20 / sqm = €4,000 / 200sqm house
Urban: €7 / sqm = €1,400 / 200sqm house
House extension (in excess of 60sqm): From €7 / sqm to €20 / sqm (depending on location)
Inside development envelope: €2,770 / house regardless of size)
Outside development envelope: €2,050 / house regardless of size
All areas: €11,646 / house regardless of size
House extension: Exempt
Garage: Exempt
All areas: €3,000 / unit or €20 / sqm, whichever is greater = €4,000 / 200sqm house
House extension (in excess of 40sqm) €15 / sqm
Garage (in excess of 25sqm: €15 / sqm
All areas: From €6,000 to €11,000 / house (depending on square footage) = €7,500 / 200sqm house
House extension (in excess of 100sqm): From €3,350 / sqm to €5,500 / sqm (depending on square footage)
Rural: From €1,060 (200sqm) to €3,420 + €19 / sqm per unit (depending on square footage over 200sqm) = €1,060 / 200sqm house
Urban: From €1,590 to €3,930 + 19 / sqm per unit (depending on square footage) = €2,340 / 200sqm house
House extension (in excess of 40sqm): €10sqm
Rural: €3,010 / house (regardless of size)
Urban: €4,010 / house (regardless of size)
Rural: €3,600 / house (regardless of size)
Urban: €4,400 / house (regardless of size)
All areas: From €18 / sqm to €28 / sqm (depending on square footage) = €4,000 / 200sqm house
House extension (in excess of 150sqm of original house): €20 / sqm
Rural: €31 / sqm = €6,200 / 200sqm house
Urban: €31 / sqm = €6,200 / 200sqm house
House extension: €20 / sqm
Waterford City and County Council
All areas: €3,500 / unit + €30 / additional sqm over 125sqm = €5,750 / 200sqm house
House extension and garage: Exempt
All areas: From €2,291.70 / unit to €4,010.48 (depending on square footage) + €28.65 / sqm over 200sqm = €4,010 / 200sqm house
House extension: €22.91 / sqm
All areas: €11 / sqm = €2,200 / 200sqm house
House extension (in excess of 40sqm): €11 / sqm
Garage: €5 / sqm
Rural: €2,950 / unit + €55 / sqm over 150sqm = €5,700 / 200sqm house
Urban: €8,100 + €62 / sqm over 100sqm = €14,300 / 200sqm house
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