Vacant Property Refurbishment Grant: 2026 Legal Guide
Last updated 25 September 2026. General information only.
Thinking of buying an empty or derelict house and bringing it back to life? The Vacant Property Refurbishment Grant can pay up to €50,000 towards the works, or up to €70,000 if the property is derelict. The scheme has now been extended to 2030. But it comes with legal strings attached: a charge registered on your title, a 10-year clawback and strict rules on ownership, vacancy and planning. This guide explains what the grant covers, who qualifies, and the legal checks to make before you sign a contract or start works.
What is the Vacant Property Refurbishment Grant?
The grant is funded by the Department of Housing, Local Government and Heritage through the Croí Cónaithe (Towns) Fund and is administered by your local authority. It launched in July 2022. It helps individuals refurbish a vacant or derelict property so they can either live in it as their principal private residence or rent it out.
In late 2025 the Government confirmed the grant will continue until 2030, and from 31 March 2026 new top-ups apply to the conversion of former commercial or public-use buildings into several homes.
How much is the vacant property grant in Ireland?
- Vacant property: up to €50,000.
- Derelict property: an extra top-up of up to €20,000, so up to €70,000 in total.
- Off-shore islands: up to €60,000 (vacant) or €84,000 (derelict).
- Whole commercial/public building converted to 2 homes: an extra top-up of up to €20,000 on top of the €50,000/€70,000 levels (applications made on or after 31 March 2026).
- 3 or more homes: a top-up of up to €40,000, so up to €110,000 for a derelict building.
The grant includes VAT and is capped by limits for each type of work (for example, €21,000 for external doors and windows and €7,700 for kitchen units). The local authority carries out its own cost assessment, so you may not get the full amount you apply for. If you have a traditional house, a separate Conservation Advice Grant of up to €5,000 may also be available.
Vacant Above the Shop Grant
If you are converting empty space above a shop and the ground floor stays commercial, a separate Vacant Above the Shop Grant is available. The total package is worth up to €140,000, including up to €5,000 for expert advice.
Who qualifies?
To qualify for the vacant property grant, you must meet all of these conditions:
- The property has been vacant for at least 2 years when you apply. It must not have been left empty on purpose to qualify.
- It was built before 2008. Former commercial or public-use buildings can also qualify if they have the right planning permission.
- You own it or are actively negotiating to buy it.
- You will live in it as your principal private residence, or rent it out with the tenancy registered with the RTB.
- You are an individual (sole traders are allowed), not a registered company or developer.
- Your tax affairs are in order and Local Property Tax is paid where it applies.
You can get a maximum of two grants: one for a home you will live in and one for a property you will rent out. Agricultural buildings such as sheds and barns do not qualify.
The legal side: what a solicitor should check
Most refused or delayed grants come down to paperwork, not building work. Before you commit, here are the legal points to deal with.
1. Title and ownership
You will need proof of ownership before any grant is paid. Examples include a Tailte Éireann (Land Direct) folio, title deeds, LPT records or a recent mortgage statement. With inherited or long-empty homes, title is often messy. The deceased owner’s estate may never have been administered, or the property may still be unregistered. If you are buying, the local authority can give approval in principle once you show active negotiations. But full approval and payment only happen once ownership transfers to you. Put a grant-approval condition in your contract where you can. Our guide to buying a house in Ireland explains the conveyancing steps.
2. Proving vacancy
Utility bills showing zero or very low use for two years are the usual evidence. If these are not available, the local authority may accept a sworn affidavit. A solicitor or commissioner for oaths can help you prepare and swear this properly.
3. Planning permission and exempted development
Some refurbishments need planning permission. This is especially likely with a change of use, long-term vacancy or major works. Where there is doubt, the local authority may ask for a Section 5 declaration of exempted development under the Planning and Development Act 2000. See our planning permission guide for homeowners.
4. Derelict top-up evidence
For the top-up, the property must either be on the local authority’s Derelict Sites Register or be confirmed as structurally unsound and dangerous. That confirmation must come in an independent report from a registered architect, engineer or building surveyor.
5. The charge on your property
Before payment, you sign a charge document, witnessed by a qualified professional. The local authority registers it against your property with Tailte Éireann or the Registry of Deeds. It lasts 10 years and ranks second behind your mortgage, so tell your lender early. The charge will appear on title searches if you later sell or remortgage.
Vacant property grant clawback: what if you sell?
You must live in or rent out the property for at least 5 years after the grant is paid. If you sell, stop living there, or stop renting it within 10 years, you must repay some or all of the grant:
- Within 5 years: repay the full grant.
- Between 5 and 10 years: repay 75%.
- After 10 years: nothing to repay.
The full amount is repayable even if the property has fallen in value. Different clawback rules apply to multi-unit conversions of commercial buildings. If you are planning to pass the property on to family, get advice first. Our guide on transferring property to a family member sets out the tax and legal issues.
How to apply: step by step
- Talk to your local authority’s Vacant Homes Officer and check the property’s eligibility.
- Get your documents together: proof of vacancy and ownership, planning evidence, builder’s quotes and, for the top-up, a dereliction report.
- Apply on the correct form. There is a separate form for converting an entire commercial building into two or more homes.
- Inspection and approval: the council inspects the property and issues a letter of approval (or approval in principle). Do not start the grant works before this.
- Complete the works within the time allowed in your approval letter (currently 18 months under the March 2026 scheme FAQs).
- Claim payment: submit invoices, tax clearance (for grants over €10,000, plus contractors’ tax clearance), bank details and RTB registration if you are renting. Then sign the charge.
If you are refused, you can appeal in writing to the local authority within 3 weeks of the decision.
Common mistakes to avoid
- Starting works before approval, which makes them ineligible.
- Buying before checking title, rights of way and boundaries on an old folio.
- Forgetting that the grant charge needs your lender’s consent.
- Assuming SEAI works can also be claimed. You can get both grants, but not for the same works.
- Renting the property without registering the tenancy with the RTB every year.
How we can help
Frequently asked questions
How much is the vacant property grant in Ireland?
Up to €50,000 for a vacant property, or up to €70,000 if it is derelict. Island properties can get up to €60,000 or €84,000. Top-ups of up to €40,000 apply when an entire former commercial building is converted into multiple homes.
Can I get the vacant property grant if I don’t own the house yet?
Yes. The local authority can give approval in principle if you show active negotiations to buy, such as confirmation from the estate agent. The grant is only paid once ownership has transferred to you.
What happens if I sell a house bought with the vacant property grant?
If you sell within 5 years of payment, you repay the full grant. Between 5 and 10 years, you repay 75%. After 10 years, nothing is repayable.
Do I need planning permission for the vacant property grant?
Only if the works require it. The local authority may ask for planning permission or a Section 5 declaration of exempted development, particularly for a change of use or substantial works.
Do I need a solicitor for the vacant property grant?
It is not mandatory, but the grant involves proof of title, a sworn affidavit in some cases, and a legal charge registered on your property for 10 years. A solicitor can check these before you buy or sign.
This article is general information, not legal advice. For advice on your situation, use the Law Society of Ireland’s Find a Solicitor directory.
