Do we need to get permission to build a porch? Q Ours is a single-storey cottage which opens directly onto the street (there is no front garden). We made the living area open plan last year but regretted it this winter because we seem to trail rain and dirt into the livingroom not to mention the cold blast of air every time the front door is open.
The obvious solution is a porch but when one of our neighbours attempted to build one as part of a major renovation, they were advised by their architect not to even bother applying for permission and to leave the porch out of their application or it would be refused. Why? Do we need permission to build a small, brick porch?
AIn general you can build a porch without planning permission if it does not exceed 2sq m (22sq ft) in area (which is usually big enough for a porch) and is more than 2m from a public road or footpath. If the planned roof is pitched it must not exceed 4m or 3m for any other type of roof. Anything more ambitious in scale requires planning permission. Of course if your house is a protected structure you have to apply for planning no matter what size your porch plans.
The fact that your house (and presumably your neighbour's) opens directly on to the public path is likely to be the reason that the architect considered that even applying for permission is pointless.
Having a livingroom opening onto the street can be challenging - although it must have made your living accommodation more spacious.
However, if it really isn't working for you, you could consider building something inside your front door without actually reinstating your hallway, such as a half wall, or a glazed partition or even get a custom-built partition that doubles as bookcase or storage unit.
Have limits for rent-a-room scheme changed?
Q Before the budget last year I seem to remember talk of increasing the amount homeowners could get under the rent-a-room scheme but I have seen or heard nothing about it since. In my case I have had to let out a double room (in a D4 penthouse) for less than market rate as if I charged what it is worth, I would have had to pay tax on it. It's particularly relevant to me as my mortgage has increased and my current tenant is leaving in June and I need to put the rent up for the new person. Was that another empty promise to "help" homeowners?
AThe good news for you is that you should be able to increase your rent for your spare room in the next tax year without coming into the tax net. It was announced last year that the limit of the exemption from income tax which applies to rent received, where a person rents out a room or rooms in their principal private residence, is to be increased from €7,620 to €10,000. The increase is introduced under Section 11 of the Finance Bill 2008.
However it hasn't been signed into law (Revenue expect that to happen later this month) and it will then apply to the 2008 tax year.
Your questions
Send your queries to Property questions, The Irish Times, The Irish Times Building, 24-28 Tara Street, Dublin 2 or email propertyquestions@irish-times.ie. Unfortunately it is not possible to respond to all questions. The above is a representative sample of queries received. This column is a readers' service and is not intended to replace professional advice. No individual correspondence will be entered into.
