Twomileborris, Co. Tipperary
House extension in Twomileborris, Co. Tipperary
County Tipperary: 45.4% of households here are in dwellings built before 1981.
Whether this needs a licence in Ireland
Licence required
Building Control notification and assigned certifier
Building Control notification and assigned certifier, issued or supervised by the Local authority building control. Ask for the registration number before the work starts and check it on the public register. Check the register: www.gov.ie
Wording approved by Talqero; not yet reviewed by a solicitor
House extension near Twomileborris
- House extension in ThurlesThurles, Co. Tipperary · 5.7 km
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- House extension in KilkennyKilkenny city · 32 km
- House extension in ClonmelClonmel, Co. Tipperary · 35 km
- House extension in NenaghNenagh, Co. Tipperary · 39 km
- House extension in Nenagh BridgeNenagh Bridge, Co. Tipperary · 40 km
- House extension in Carrick-on-SuirCarrick-on-Suir, Co. Tipperary · 41 km
- House extension in BirrBirr, Co. Offaly · 48 km
- House extension in PortlaoisePortlaoise, Co. Laois · 49 km
House extension: what the job involves
Building a single- or two-storey extension to a house: a kitchen-living room, a ground-floor bedroom, a bigger bathroom. It runs from design and the planning question through foundations, walls, roof and services to finishes, and the builder’s management of the trades is a large part of what you are paying for.
How long it takes: Usually three to six months on site for a single-storey extension, after design and any planning; two storeys, difficult ground, weather and slow decisions on finishes lengthen it.
The full guide to house extension — the steps, what is included, the Irish rules, paperwork and questions to ask.
What house extension in Twomileborris costs, and why
What jobs on Talqero came to
Not enough comparable jobs yet to publish a range here. Talqero shows a price range only once at least five comparable jobs, agreed prices or offers exist — a range from fewer would describe a handful of jobs, not the market. Post your job and compare the offers you get.
What affects the price
- Floor area, number of storeys and roof type
- Ground conditions and foundations: rock, high water table, trees, drains to divert
- Opening up the existing house: steel, lintels and the number of walls removed
- Specification of windows, roof lights, kitchen, bathroom and finishes
- Design, engineering and building-control certification
- Access for machinery and materials, especially to the rear of a terraced house
- VAT: building work on a home is charged at the reduced 13.5% rate by a VAT-registered builder, unless materials are more than two-thirds of the price (Revenue’s two-thirds rule)
- VAT: building work on a home is charged at the reduced rate of 13.5% by a VAT-registered business — unless the materials come to more than two-thirds of the price, when Revenue’s two-thirds rule applies the goods rate to the whole job. Ask whether a quote includes VAT.
County Tipperary: what the figures say
45.4% of households in County Tipperary live in homes built before 1981 — above the national figure of 40.7%, and the 2nd highest share of the 26 counties.
Older houses often bring damp, uneven floors and outdated services into an extension or renovation; a survey before work starts is worth its fee.
Central Statistics Office, 2022
Rules and grants for house extension
The rules in Ireland
Since 27 July 2026, a rear extension of up to 45 m² is exempt from planning permission under conditions, and building work still has to meet the building regulations.
- Class 1 (rear extensions): exempt up to 45 m² in total, counting every extension built since 1 October 1964; the part above the ground floor is limited to 12 m² for terraced and semi-detached houses and 20 m² for detached houses, and must be at least 2 m from a party boundary.
- The extension may not be higher than the house’s walls and roof, must leave at least 25 m² of private open space, and its roof may not be used as a balcony.
- Sheds and garden rooms (Class 3) are exempt up to 30 m², not in front of the house; side or rear dormers up to 30 m³ are also newly exempt.
- A Commencement Notice is lodged with the Building Control Authority through the BCMS portal 14 to 28 days before work starts; larger works need it with documentation and statutory certification, or an opt-out for a single dwelling. Check the requirement for your job with your council.
What to ask before you choose
- Are you pricing from drawings and a specification, and which revision?
- Who handles the Commencement Notice and any certification?
- What is excluded — electrics, plumbing, finishes, skips?
- What insurance do you carry, and can I see it?
- How are payments staged against the work done?
- Is VAT included?
What the work usually involves
- Blocklaying and garden walls
- Groundworks and foundations
- Damp-proofing
- Garage and attic conversions
What to put in your task
- What you want built or changed, with rough sizes
- Whether you have drawings or planning permission
- Access for machinery and where waste can go
- When you would like it started and finished
County Tipperary in figures
Construction as a whole. The CSO does not publish enterprise counts per trade at county level, so this figure is not a count of any one trade.
House extension · Twomileborris
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