Thinking of living in or placing a mobile home on your property?
Here are some of the most common questions Irish mobile homeowners and buyers ask, and clear answers to help you stay on the right side of planning regulations.
Do I Need Planning Permission for a Mobile Home in Ireland?
In most cases, yes. You need planning permission to place a mobile home on private land, especially if it will be used as a primary or long-term residence.
- You do not usually need permission if the mobile home is within a registered mobile home park or holiday site.
- If you plan to put one on your own property, it’s treated like any other development and must comply with planning and development regulations. Especially in respects to utility connections and sewage.
Always contact your local county or city council’s planning office before moving a unit on site.
What Makes a Mobile Home a Mobile Home?
A mobile home is defined under Irish law as a structure that can be transported from place to place, whether in one piece or in sections.
It must:
- Be self-contained with living, sleeping, and cooking facilities.
- Be capable of being moved without major dismantling.
If it’s fixed to foundations or connected to services permanently, it may be classed as a dwelling rather than a mobile home; meaning full planning permission applies.
How Much Is Planning Permission for a Mobile Home in Ireland?
Fees vary slightly by county, but the standard national fee is:
- €102 to €195 for a retention application (if you already placed it on site).
- €65 for permission to erect, place or retain a mobile home or caravan.
Additional costs (maps, drawings, notices, etc.) typically bring total expenses to €250–€500.
Can I Put a Mobile Home on My Property?
Yes. But only with planning permission or if it meets exempted development criteria.
Some local councils may allow temporary placement if:
- It’s used as short-term accommodation during home construction or renovation, and
- The use lasts less than three years.
Otherwise, you must apply for planning permission, especially if you plan to connect it to water, sewage, or electricity services.
Does a Caravan Count as a Second Home?
For tax purposes, a caravan or mobile home is not treated as a permanent second dwelling.
However:
- It can still affect local property tax (LPT) or holiday park site fees.
- Councils may apply local rules if it’s used as a residence.
So, while it’s not a “house” in legal terms, it may still require permission if lived in long term.
What Buildings Are Exempt from Planning Permission in Ireland?
Common examples of exempted developments under the Planning and Development Regulations include:
- Small garden sheds/rooms, cabins or greenhouses (up to 25 m²). Once your structure is placed, you should still have a minimum of 25 m² of open space in your garden.
- Extensions to a primary home under 40 m² (if not covering more than half the garden).
- Temporary site accommodation for builders.
Mobile homes are not automatically exempt, unless they’re being used temporarily during house construction and removed afterwards.
What Is the 10-Year Rule?
If a development (including a mobile home) has been in place for more than 10 years without enforcement action, the local authority generally can no longer ask for its removal.
However, this doesn’t mean it’s formally legal. You may need to apply for a certificate of lawfulness or retention permission to confirm it.
What Is the 7-Year Rule?
Under Section 157(4)(b) of the Planning and Development Act 2000, enforcement proceedings cannot begin after 7 years from the date a development was substantially completed.
In practice, this means councils cannot take legal action to remove a structure (like a mobile home) after seven years. But again, it remains unauthorised unless formally regularised.
How Much Are the Site Fees for Mobile Homes in Ireland?
Site fees depend on location, park facilities, and connection costs. Typical averages (2025):
| Location Type | Average Annual Site Fee |
|---|---|
| Coastal / holiday park | €2,000–€4,000 |
| Rural private site | €1,200–€2,500 |
| City-adjacent site | €3,000–€5,000 |
| Always confirm whether the fee covers utilities (electricity, water, waste) or if those are billed separately. |
See more on Buildpro.
Can You Live in a Mobile Home Permanently in Ireland?
Yes. But only if you have planning permission or if you live in a licensed mobile home park.
Living permanently in a mobile home on private land without permission is considered unauthorised development, and the council can order its removal.
If you want to live permanently in a mobile home on your own property, you’ll need:
- Planning permission for the structure, and
- Connection approval for services (septic tank, water, electricity).
