– Selling a property
Selling a Property with Unauthorised Works
Selling Your Property?
We Can Help Resolve Planning Permission Issues.
Planning Problems Holding Up the Sale of Your House?
Are you selling your house and have discovered that an extension, attic conversion, garage conversion or other building works may not have the necessary planning permission?
Perhaps your solicitor has requested planning compliance documentation, or the purchaser's solicitor has raised concerns about alterations carried out to the property.
Planning issues are frequently discovered during the conveyancing process and can cause delays, uncertainty and, in some cases, put a property sale at risk.
At RetentionPlanning.ie, our registered architects help homeowners throughout Ireland resolve planning permission issues when selling their property.
We can review your property's planning history, assess completed building works and advise whether you require retention planning permission, an opinion of exemption or other planning compliance documentation.
Selling your house and facing a planning problem? We can help you find a solution.
– THE CONVEYANCING PROCESS
Why Do Planning Issues Arise When Selling a House?
When a property is being sold, the purchaser's solicitor will generally seek confirmation that relevant building works comply with planning requirements.
This may involve reviewing the property's planning history, approved drawings and documentation relating to extensions or alterations.
Problems can arise where works have been carried out without planning permission, where completed works differ from approved plans or where the necessary compliance documentation is unavailable.
COMMON ISSUES INCLUDE:
House extensions constructed without planning permission.
Attic conversions or dormer windows without the necessary planning approval.
Garage conversions and other changes to existing accommodation.
Extensions that differ from the original planning permission.
Windows, doors, balconies or roof alterations carried out without permission.
Missing planning compliance certificates or opinions.
Building works completed by previous owners without supporting documentation.
Planning conditions that have not been complied with.
These issues do not necessarily mean that the sale cannot proceed. However, they often need to be investigated and addressed before the purchaser and their solicitor are satisfied. Our architects can help establish the planning position and advise on the appropriate next steps.
Can You Sell a House Without Planning Permission?
It may be possible to sell a property where certain works were carried out without planning permission, but unresolved planning issues can complicate the transaction.
At RetentionPlanning.ie, our registered architects help homeowners throughout Ireland resolve planning permission issues when selling their property.
We can review your property's planning history, assess completed building works and advise whether you require retention planning permission, an opinion of exemption or other planning compliance documentation.
A purchaser may be concerned about future enforcement action, the cost of regularising unauthorised works or difficulties selling the property again.
Their solicitor or mortgage lender may also require additional planning documentation before proceeding.
The appropriate solution depends on the nature of the works, when they were carried out and whether planning permission was required.
In some cases, the development may qualify as exempted development and an architect's opinion of exemption may help clarify the position.
In other cases, a retention planning application may be necessary.
Our architects can review the circumstances and advise on the most suitable approach.
How Our Architects Help When Selling Your Property
At RetentionPlanning.ie, we provide professional architectural advice and planning services to homeowners dealing with planning issues during a property sale.
Our objective is to identify the problem, establish what documentation is required and help you take the appropriate steps to resolve it.
Review the Planning Issue Raised by Your Solicitor
We begin by reviewing the planning concerns identified during the conveyancing process.
This may involve examining correspondence from your solicitor, queries raised by the purchaser's solicitor or documents relating to the property's planning history.
We identify the works in question and establish what information or documentation is required.
Review Your Property's Planning History
We examine relevant planning permissions and available drawings to establish what development was originally approved.
Where necessary, we can compare the approved plans with the existing property to identify alterations or discrepancies.
This helps us determine whether the works appear to have been authorised, exempt from planning permission or potentially unauthorised.
Assess Whether the Works Are Exempt from Planning Permission
Not all extensions, attic conversions or alterations require planning permission.
Certain domestic works may qualify as exempted development, depending on their size, location, design and the planning regulations applicable when they were carried out.
Where the works are exempt, we can advise whether an architect's opinion of exemption or other appropriate documentation may be suitable.
This can sometimes provide a more straightforward solution than applying for retention planning permission.
Prepare a Retention Planning Application Where Required
Where building works required planning permission but were completed without it, a retention planning application may be necessary.
Our architects can arrange a property survey, prepare the relevant architectural drawings and manage the retention planning application with the local authority.
A retention application allows the planning authority to assess whether permission can be granted for the completed works.
Permission is not guaranteed, and the application process can affect the timescale for completing a property sale.
Assist With Planning Compliance Documentation
Depending on the circumstances, your solicitor may require documentation confirming the planning status of particular building works.
Through our architectural services, we can advise on and, where appropriate, prepare relevant planning opinions or compliance documentation.
These may include an opinion of exemption from planning permission or an opinion of compliance with planning permission.
We can also liaise with your solicitor on the technical planning matters within our appointment.
Common situations when selling
Selling a House with an Extension Built Without Planning Permission
Extensions are one of the most common causes of planning difficulties during property sales.
A homeowner may have built a rear or side extension believing that planning permission was unnecessary.
Alternatively, the extension may have been constructed by a previous owner, with little or no documentation available.
Although certain house extensions qualify as exempted development, the rules depend on factors such as floor area, location, height and previous extensions to the property.
Our architects can assess the extension against the relevant planning regulations and advise whether it is exempt or requires retention planning permission.
Where a retention application is necessary, we can prepare the architectural drawings and manage the planning process.
Selling a House with an Attic Conversion or Dormer Window
Attic conversions and dormer windows can also create planning issues when selling a house.
A purchaser's solicitor may seek clarification about whether planning permission was required for the works, particularly where a dormer window or other external roof alteration has been constructed.
It is important to distinguish between planning permission and building regulations compliance, as these are separate requirements.
An attic conversion may be exempt from planning permission but still require evidence of compliance with relevant building regulations.
Our architects can assess the planning position and advise on the appropriate documentation or application required.
Where building regulations certification is also needed, we can advise on the separate assessment involved.
What If the Building Works Were Carried Out by a Previous Owner?
Many homeowners discover planning problems relating to works that were already in place when they purchased their property.
The absence of planning drawings or certificates can make it difficult to establish whether those works were authorised.
However, the fact that the works were completed by a previous owner does not automatically resolve the planning issue.
Our architects can investigate the property's available planning history, review the existing development and advise on the appropriate solution.
This may involve establishing that the works were exempt from planning permission or preparing a retention planning application where necessary.
Do Older Extensions Still Need Planning Permission?
A common misconception is that building works become authorised simply because they have existed for a long period.
This is not necessarily the case.
Although statutory time limits can affect a local authority's ability to pursue certain planning enforcement action, they do not automatically grant planning permission for unauthorised development.
Consequently, an extension or other alteration completed many years ago may still raise planning concerns during a property sale.
Our architects can assess the planning history and advise on the implications for your transaction.
Have the New Planning Exemptions Changed the Position?
Changes to Ireland's exempted development regulations came into effect in July 2026, introducing additional exemptions for certain residential developments.
However, the new exemptions do not automatically regularise building works carried out before the changes took effect.
For homeowners selling their property, it remains important to establish when the works were completed and whether they required planning permission under the regulations applicable at that time.
– TIMING
Planning Issues Can Delay a Property Sale
Discovering a planning problem after agreeing a sale can be frustrating, particularly where contracts are being prepared or a purchaser is waiting to proceed.
At RetentionPlanning.ie, our registered architects help homeowners throughout Ireland resolve planning permission issues when selling their property.
We can review your property's planning history, assess completed building works and advise whether you require retention planning permission, an opinion of exemption or other planning compliance documentation.
The time required to resolve the issue depends on its nature.
Some matters may be addressed through a review of existing planning records and appropriate professional documentation.
Others may require a property survey, further investigations or a retention planning application.
A retention planning application generally involves a statutory decision period of eight weeks from receipt of a valid application, although requests for further information, appeals or other matters can extend the process.
For this reason, we recommend addressing potential planning issues as early as possible when preparing to sell a property.
Planning Permission and Building Regulations Are Different
Changes to Ireland's exempted development regulations came into effect in July 2026, introducing additional exemptions for certain residential developments.
Your solicitor may also require documentation relating to compliance with the Building Regulations.
For example, an attic conversion may not require planning permission but may still need to satisfy building regulations relating to structural safety, fire safety, stairs and other matters.
Similarly, an extension may have planning permission but lack the necessary building regulations compliance documentation.
At RetentionPlanning.ie, we can help identify the planning issues involved and advise where separate building regulations assessments or certificates may be required.
Retention Planning Permission Across Ireland
RetentionPlanning.ie provides professional architectural and retention planning services to homeowners throughout the Republic of Ireland.
We assist with retention planning applications in Dublin, Meath, Kildare, Wicklow, Louth, Cork, Galway, Limerick, Donegal and all other counties nationwide.
Whether you are selling a house with an unauthorised extension, missing planning documentation or alterations that differ from approved drawings, our architects can review the issue and advise on the next steps.
Replies sent within hours.
Is retention planning permission guaranteed?
No. Every application is assessed by the relevant planning authority, and permission may be granted, granted with conditions or refused. However, our success rate is 95%.
Selling Your House? Let Us Help Resolve the Planning Issues.
If your solicitor or the purchaser's solicitor has raised concerns about planning permission, extensions, attic conversions or other building works, our registered architects can help.
We can review the planning issue, assess the property's planning history and advise on the most appropriate solution.
Where necessary, we can prepare and manage a retention planning application or advise on suitable planning compliance documentation.
Send us the planning queries raised by your solicitor, together with any available drawings or documentation, and we can advise on the next steps.
How We Help
Assess
Review your property, existing works and planning history to determine the best route.
Survey
Property survey where needed.
Advise & Prepare
Compile necessary certificates, reports, and supporting documents to meet requirements.
Support
Provide continuous support.
You’re One Step Closer to Obtaining Retention Planning
Get in touch with our team to discuss your situation and find out how we can help you navigate the planning process with confidence.
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