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Can I convert a commercial property to residential use?

Converting commercial to residential can be an attractive investment strategy, but it depends on:

  • Zoning / planning permission – whether the current use can be changed.
  • Building layout and condition – suitability for conversion and cost of works.
  • Local demand – for residential units in that area.

Before buying a commercial building for conversion, it’s vital to check planning policies, consult with an architect and obtain professional cost estimates.

Converting a Commercial Property into a Home in Ireland
Planning exemptions, timelines & building regulation pitfalls to watch out for

Turning a vacant shop, office or pub into much-needed housing is one of the big policy pushes in Ireland right now. Since 2018, planning laws have been tweaked so that some commercial-to-residential conversions can go ahead without full planning permission, under specific “exempted development” rules. gov.ie+1

But – and this is the crucial bit – you’re never exempt from Irish Building Regulations. Even if you don’t need planning, you still have to meet modern standards for structure, fire, access, energy, sound, etc. SDCC+1

This blog walks through:

  • When you might avoid planning permission
  • Key conditions and time limits on the exemption
  • A practical step-by-step process
  • The main Building Regulations issues that catch investors out

⚠️ Quick disclaimer: This is a general guide only and not legal advice. Always confirm the current rules with your local authority, a planning consultant, engineer or architect – especially as regulations are being updated regularly.

1. The big picture: Why commercial-to-residential is being pushed

The State has been actively encouraging the reuse of vacant commercial buildings as homes since 2018, as part of housing policy and urban renewal measures. longfordcoco.ie+1

Key aims:

  • Bring vacant and under-used properties back into productive use
  • Create new homes in town and city centres
  • Support 15-minute neighbourhoods and reduce dereliction

A dedicated government guide – the “Bringing Back Homes” manual – sets out policy context, available grants and how planning and building regulations apply when reusing existing buildings. gov.ie+2Kildare County Council+2

2. Planning exemptions: When can you skip a full planning application?

Since 2018, Article 10(6) of the Planning and Development Regulations has allowed certain vacant commercial premises to be converted to residential use without needing planning permission, subject to strict conditions. longfordcoco.ie+2Dublin City Council+2

2.1. The key legislation

  • S.I. No. 30 of 2018 – first introduced the exemption for some vacant commercial to residential conversions. longfordcoco.ie
  • S.I. No. 75 of 2022 – extended and expanded those exemptions until 31 December 2025, and added former pubs (Class 12) to the list of eligible uses. westmeathcoco.ie+2Dublin City Council+2

Government guidance confirms that these exemptions run until the end of 2025 and allow for up to nine residential units per exempted development. gov.ie+2gov.ie+2

2.2. What types of premises can qualify?

In simple terms, the exemptions cover certain vacant commercial uses including (depending on the exact class and local interpretation): longfordcoco.ie+2westmeathcoco.ie+2

  • Shops
  • Offices and professional services
  • Services to visiting members of the public
  • Some guesthouses/hostels
  • Public houses (pubs) – added in 2022

Always check your building’s use class (under Part 4 of Schedule 2 to the Regulations) and confirm eligibility with the local authority or a planning professional.

2.3. Core conditions for the exemption

While wording varies slightly between sources, in practice you should expect conditions along these lines: gov.ie+2mylittlehome.ie+2

  1. Vacancy period
    • The building must typically have been vacant for at least two years before works start.
  2. Time window for works
  3. Limit on number of units
    • Maximum of nine residential units per exempted development. gov.ie+1
  4. Mainly internal works
    • Works should be mostly internal, with only limited external changes, typically to: ivorfitzpatrick.ie+1
      • Provide separate access to upper floors
      • Adjust ground floor shopfronts (windows/doors) in keeping with the street
  5. No conflict with other protections
    • Protected structures, architectural conservation areas, or other environmental designations can restrict or remove the exemption.
  6. Notification to the local authority
    • You must normally submit a formal notification (often called an “Article 10(6) notification” or “S.I. 75 form”) to the planning authority before works commence. Dublin City Council+2SDCC+2

Remember: this is a national framework, but each council provides its own forms and practical guidance.

3. Planning exemption ≠ exemption from Building Regulations

Local authorities are very clear on this point:

Even if your change of use is exempt from planning permission, you must still comply with Irish Building Regulations. Dublin City Council+2SDCC+2

The Building Regulations (and associated Building Control Regulations) are functional standards covering: SDCC

  • Part A – Structure
  • Part B – Fire safety
  • Part C – Site preparation & moisture
  • Part D – Materials & workmanship
  • Part E – Sound
  • Part F – Ventilation
  • Part G – Hygiene
  • Part H – Drainage & waste water
  • Part J – Heat-producing appliances
  • Part K – Stairs, ladders, ramps & guards
  • Part L – Conservation of fuel & energy
  • Part M – Access & use (universal design)

For existing buildings, the key rule is that works must not create a new or greater contravention of the Regulations – and in many cases you will have to upgrade the building to meet current technical guidance (e.g. fire safety, energy, accessibility). Kildare County Council+1

From May 2025, tightened fire-safety requirements (Part B amendments and new Building Control regs) also kick in, which may affect conversion projects starting after that date. Irish Statute Book+1

4. A practical roadmap for investors

Step 1: Feasibility & due diligence

Before buying:

  • Check planning history & zoning
    • Is the property in a town centre/main street area? Zoned for mixed use or commercial? Any previous refusals or enforcement?
  • Confirm vacancy & existing use
    • You’ll need evidence that the building has been vacant for 2+ years and that its last authorised use falls into an eligible commercial class. longfordcoco.ie+1
  • Look for deal-breakers
    • Protected structure status
    • Serious structural issues
    • Flood risk
    • Access/parking constraints

Step 2: Planning pathway – exempt or full permission?

Sit down with a planner or architect and decide:

  1. Can we realistically fall under the Article 10(6) exemption?
    • Within the time window (works completed by 31 Dec 2025)
    • Max nine units
    • Mainly internal works
    • No conflicts with protections
  2. Or is full planning actually safer/cleaner?
    • If you need significant external alterations, extra storeys, balconies, or more units, a standard planning application may be the correct route.

Even where you think you’re exempt, some owners seek a Section 5 declaration from the local authority to confirm whether the proposal is exempted development or not – a useful risk-management tool. SDCC+1

Step 3: Notify the local authority (for exempted schemes)

If you’re proceeding under S.I. 30/2018 and S.I. 75/2022:

  • Complete your council’s change-of-use notification form
  • Submit layout drawings, description of works, and details of unit numbers
  • Observe any notice period (often 2 weeks) before works commence Dublin City Council+2SDCC+2

The council doesn’t “grant permission” in the usual way but keeps a record of notifications and may intervene if the proposal clearly doesn’t meet the exemption criteria.

Step 4: Design & Building Regulations compliance

Work with your architect/engineer and assigned certifier (if applicable) to ensure compliance with relevant Parts of the Building Regulations.

For commercial-to-residential projects, typical hot-spots include:

Fire safety (Part B)

  • Adequate escape routes and protected stairways
  • Fire doors, fire stopping and compartmentation
  • Smoke detection and alarm systems
  • Fire-resisting construction between units and between dwellings and commercial areas (if mixed-use)

Updated Technical Guidance Document B (2024 for non-dwellings, and existing guidance for dwellings) sets higher expectations, especially in relation to fire resistance and means of escape. gov.ie+2buildingcontrolregister.ie+2

Structure (Part A)

  • Check that new floor layouts, openings, or roof changes don’t compromise structural stability.
  • Reinforce where loads or spans change (e.g. converting an open-plan retail unit to multiple apartments). SDCC+1

Sound (Part E)

  • Residential units must meet sound insulation standards between dwellings and from common areas.
  • Lightweight partitioning is rarely enough without acoustic detailing. SDCC+1

Ventilation (Part F) & Hygiene (Part G)

  • Proper background and extract ventilation to avoid condensation and mould.
  • Adequate sanitary facilities served by a compliant water supply. SDCC+1

Energy performance (Part L)

  • Upgraded insulation, windows and building services to meet modern energy efficiency requirements.
  • Often requires a holistic retrofit strategy; grants may be available through SEAI schemes for eligible works. assets.gov.ie+1

Access & use (Part M)

  • Step-free access where practicable, compliant stairs/handrails, door widths, accessible WCs in multi-unit schemes, etc. SDCC+1

Step 5: Building Control / BCAR

Depending on the scale and nature of the works, you may need to: SDCC+2scsi.ie+2

  • Submit a Commencement Notice through the BCMS
  • Appoint an Assigned Certifier and Designer under the Building Control (Amendment) Regulations (BCAR)
  • Obtain a Fire Safety Certificate and/or Disability Access Certificate in some cases (e.g. apartments, material alterations to common areas)

Upcoming Building Control changes in 2025 are intended to tighten oversight further, particularly in relation to fire safety. WILLIAM FRY+2Irish Statute Book+2

5. Timelines and strategy: Why dates really matter

The current commercial-to-residential planning exemptions:

For an investor in late 2025, this means:

  • You need a realistic programme – design, notification, tender, construction and inspections – all completed before the end of 2025 to rely on the exemption as it currently stands.
  • Projects that can’t meet that timeline should be planned on the basis of a full planning application, unless and until the Government formally extends or replaces the current regime.

Government commentary suggests continued interest in expanding the range of projects that are exempt from planning, but you can only rely on what is actually in force today, not what might be announced later. gov.ie+2Oireachtas+2

6. Investor takeaways

If you’re considering buying a vacant commercial property in Ireland to convert into homes, keep these points front-of-mind:

  1. Planning exemption is a bonus, not a strategy.
    • Treat S.I. 30/2018 and S.I. 75/2022 as a helpful shortcut where they genuinely fit your project – but don’t force a scheme into them if it doesn’t comply.
  2. Building Regulations drive your design and cost.
    • Fire safety, structure, sound, ventilation and energy upgrades will significantly influence feasibility and budget.
  3. Dates are critical.
    • If you’re banking on the exemption, your works must be completed by 31 December 2025 under the current rules.
  4. Professional advice pays for itself.
    • An early feasibility review by a planner + architect/engineer can save you from buying the wrong building or underestimating the retrofit cost.
  5. Check supports and grants.
    • The Bringing Back Homes manual and local Vacant Homes Officers can point you to grants, tax incentives and schemes that can improve returns.
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