Steel-frame modular homes
and expandable container houses.
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Under the Government's draft Exempted Development Regulations brought to Cabinet on 21 April 2026, a detached auxiliary habitable dwelling of 32–45 square metres can be built in the back garden of a principal house without full planning permission, provided it is connected to the principal house's services and meets the exemption conditions. Planning exemption is not the same as building regulations exemption — every structure must still meet the Irish Building Regulations (TGD Parts A to M), and a BER assessment is required. Ériu Modular Homes supplies units fully specified for Irish Building Regulations compliance.

If the auxiliary dwelling is linked to the services of your principal house, rental income from a tenant in the unit can fall under the Rent-a-Room scheme — meaning up to €14,000 per year is exempt from income tax, USC and PRSI. The draft regulations also propose carving the auxiliary dwelling out of the Residential Tenancies Acts, meaning RTB rules do not apply. This combination delivers roughly a 14% tax-free yield on a fully-fitted €100,000 unit versus a 2.5% deposit return — the single strongest financial case in Irish residential property right now. Tax treatment should always be confirmed with your accountant for your specific circumstances.

An auxiliary habitable dwelling is the precise legal term in the draft April 2026 regulations — a 32–45 square metre detached self-contained home in the back garden of a principal house, linked to its services, exempt from planning under specific conditions. A granny flat is the colloquial name for the same thing — typically intended for a relative. A garden room or garden office is a non-habitable structure (no kitchen or bathroom plumbing for residential use) and falls under the separate 30 square metre garden structure exemption. The legal classification matters for planning, building regs, LPT and insurance — Ériu Modular Homes supplies all three categories with the correct compliance pack for each.

Irish-built modular homes from competitors such as Rayco, The Pod Factory and Modular Home Ireland typically range from €110,000 to €180,000 for a finished 2-bed 32–45 square metre unit. Ériu Modular Homes sources direct from Henan Province factories — the same steel-frame and expandable container home manufacturers supplying European projects — and delivers a comparably specified, CE-compliant unit to your Irish address typically 25–45% below Irish-built pricing. Final pricing is project-specific based on size, finish tier, site access and installation requirements. Request a quote for your specific brief.

Compliance and quality are the difference between a credible imported modular home and an Alibaba container that fails Irish standards. Every unit supplied by Ériu Modular Homes is CE-marked under the Construction Products Regulation, supplied with a Declaration of Performance (DoP) referencing EN harmonised standards, and built to specifications matching Irish Building Regulations (TGD Parts A to M). Pre-shipment QC is conducted in person by Noel Murphy at the Henan factory before the container is sealed. A representative installer network in Ireland handles foundations, craning, services connection and BER certification on arrival.

Yes — and we encourage it. Ériu Modular Homes offers a 3-day China factory visit from approximately €1,800 per person (credited in full against a confirmed order). You travel to Zhengzhou, tour two or three shortlisted Henan factories with Noel Murphy on the ground, sign off on your build specification at the factory floor, then visit Shenzhen for finishing materials selection. No other Ireland-facing modular home supplier offers in-person factory verification.

Typical end-to-end timeline is 14–18 weeks from order confirmation to a habitable structure on your foundation: factory production runs 4–6 weeks, pre-shipment QC and sea freight from China to Dublin Port takes 5–6 weeks, customs clearance and inland transport adds 1 week, foundation works (organised in parallel) and craning installation takes 1–2 weeks, internal fit-out and services connection finishes within a further 2–3 weeks depending on tier. Compared to a 9–12 month conventional back-garden build, modular is a different timeline category.

Revenue has confirmed that an auxiliary habitable dwelling receives its own property ID and its own LPT band — separate from the principal house. Home insurance must be updated to declare the new structure or cover on the principal house can be invalidated; most insurers will quote an uplift rather than require a separate policy. Most Irish mortgage lenders will not currently mortgage a property with a second self-contained dwelling on the same title, so resale value and mortgage portability should be considered. Ériu Modular Homes provides a written LPT, insurance and mortgage briefing pack with every quote so the full ownership picture is clear before you commit.