Why We’re Telling You to Hold Off on Buying Your 45m² Timber Frame Home

Hi, Kevin here from Factory Cabins.

You’ve probably seen some buzz about the Irish government’s plans—maybe you’re already dreaming of setting up a 45-square-metre timber frame home in your garden. No lengthy planning application, just a quiet office at the end of the lawn or a spot for your parents to settle in. It all sounds amazing, and I get why people are excited. Honestly, this kind of sustainable, flexible living is what we’re all about.

But let’s cut to the chase: don’t rush out to buy or build anything just yet.

I know; it sounds odd coming from someone who builds timber-frame homes for a living. But my job’s not just to sell you a dream—it’s to make sure you get something you can actually keep and enjoy for decades. I don’t want anyone getting stuck with a home they have to tear down or modify because of last-minute rule changes.

So, what’s actually happening?

Back in April 2026, the Irish government proposed changes to the Planning Exemptions Regulations. They want to make it easier to put up detached, habitable modular dwellings—think garden rooms, small cabins, or granny flats up to 45 square metres, with no full planning permission required. They’re even talking about raising the exemption limit for house extensions a bit.

It sounds nearly there, right? But here’s the catch: as of July, this is still a proposal. It hasn’t become law yet. The Oireachtas Housing Committee is reviewing it. Until everything is signed off, none of this is guaranteed.

Rules might shift. The size limits could change again, new conditions could get tacked on, or it could take longer than planned. What looks simple now might get complicated before they give the final go-ahead.

Why waiting makes sense

Let’s be real—a garden home is a big investment. When you choose Factory Cabins, you’re getting top-quality Swedish spruce, insulation with aerogel, triple-glazed windows, and airtight construction that actually keeps a house warm in winter. None of this is “cheap and cheerful”, and it shouldn’t be. The last thing you want is to go all in, only to realise you need to spend more on alterations or—worse—tear it down.

If you buy or build before the new rules are final, you could end up:

• Spending money fixing things that don’t match the final law—size, layout, materials, you name it.
• Getting stuck with enforcement notices if the finished rules are different than expected.
• Needing expensive upgrades to meet fire safety, energy, or ventilation requirements that weren’t clear up front.
• Dealing with stress and delays sorting out compliance after the fact.

None of us want you to go through that—and we’d never want to offer a home we’re not sure will meet the rules.

Planning exemption ≠ Building Regulations compliance

Now, this gets missed a lot, so let me say it clearly: even if they drop the planning permission requirement, your garden home still needs to hit all the building regulations. That means fire safety, nearly zero energy standards, proper ventilation, accessibility (if it applies), and structural integrity. There’s no sneaking past these. They’re there to keep you, your family, and your neighbours safe.

Our buildings are built for high performance—walls with U-values as low as 0.12 W/m²K, Passivhaus-standard airtightness, proper ventilation, PV-ready roofs, and the works. But even our best designs can’t skip regulations. Until we know exactly what the finished legislation says, we can’t promise today’s designs will pass tomorrow’s inspections. That’s just the reality.

So, what should you do?

First, don’t worry; this opportunity isn’t disappearing. If and when the new law passes, it’ll open the door to the kind of high-quality, net-zero homes we specialize in.

Second—get informed. Bookmark the Citizens Information website, keep an eye on updates from the Oireachtas Housing Committee, and maybe contact your local planning office about your site. Understanding your options now will save you trouble later.

Third, plan if you want! Start sketching out layouts, dream up your ideal finishes, and picture where the morning sun will hit. If you want, give us a call—we’re always up for a chat about what’s possible. But don’t sign contracts, pay deposits, or start works until the law is final and clear.

We’ll be here when you’re ready

We’re not going anywhere. Our team in Lithuania will keep making top-quality timber panels, and we’ll keep refining our net-zero standards. Once the Irish law is set, we’ll be ready to help you build something truly great. Not just compliant—exceptional.

If you want to stay up-to-date, let us know. We’ll send news as it happens—no pressure, no hype, just solid, honest info from people who care about doing things right.

At the end of the day, we’re not just building cabins—we’re helping people make homes that last. That’s why we’ll always encourage you to do things right, even if it means hitting pause for a little while.

Got questions? Drop us a message anytime.

Warm regards,

Factory Cabins

+370 6889 3563

We are able to offer a full turnkey solution. with a full interior fit-out and everything else you may need.

P.S. If you want us to let you know as soon as the new rules pass, or if you want clear info about the building regulations, just ask. We’ll make sure you get what you need when you need it.

Please send us an email to sales@factorycabins.com

All bespoke designs are welcome. PLEASE call 020 8226 5164

Whatsapp +370 6889 3563