No resolution yet to modular homes conundrum
It is a bit like the story of John B Keane's The Field. A deep festering row over property where visceral questions around ownership and tenant rights collide.
This time the dispute is being played out inside Government Buildings.
Fianna Fáil, Fine Gael and Independents still have not worked out how best to allow people to build modular homes without planning permission in their back gardens.
Such homes, which it's estimated could generally cost anywhere between €50,000 and €100,000 to construct, will also be available for rent.
Now, before the bones of the latest internal Government squabble are picked apart, here comes the technical bit.
The structure will have to be linked to the services of the main house, which means no separate connection to utilities, including water.
The size of the garden home can be between 32 sq/m and 45 sq/m.
The proposal would also see the Government amend the Residential Tenancies Acts.
This would mean that a home in the garden would be rented under licence.
Therefore, the tenants would not have security of tenure, and they would not be under the gaze of the Residential Tenancies Board.
Crucially, the homeowner renting the garden room could avail of tax relief under the Rent a Room Scheme, which allows for a tax-free income of up to €14,000 annually.
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Although still in its development stage, the concept is already controversial.
Sinn Féin's Spokesperson on Housing Eoin Ó Broin has described the plan as the 'beds-in-sheds' debacle.
On social media, writer Eamonn Sweeney scathingly branded it an Irish solution to an Irish problem - 21st Century style.
Those advocating on behalf of tenants and older people are concerned too.
They have urged caution while accepting the urgent need to increase housing supply.
Age Action and Threshold issued a joint statement saying people who rent garden homes are provided with little to no tenancy protections and can often live in substandard conditions.
Despite these misgivings, many still thought that the Government would press ahead with the plan on Wednesday.
Officially, some technical advice is being sought from the Attorney General before the measure can proceed.
One insider gave this less diplomatic explanation as to why the idea first mooted months ago appears to have stalled.
"It was agreed that it was only permitted for the Rent a Room scheme, an effective €14,000 rent cap so it wouldn't be exploited.
"Fianna Fáil wanted to allow rent under licensing which would remove tenancy rights and could charge above €14,000."
Fianna Fáil countered by pointing out that the first page of Revenue’s guidelines on the Rent a Room scheme state that the income must not exceed €14,000. If it does, then you are taxed on the full amount.
So, they argue that this principle should simply continue when it comes to modular garden homes.
Concerns have arisen over tenancy protections with modular homes in people's gardens (stock pic)
Moreover, those renting a room in any home typically do so under a licence agreement, so they do not have full tenancy rights.
It has all the look of a standoff even if most of those at the helm of Government seem confident of a resolution soon.
There is criticism too from those outside the ranks of Fine Gael about the fact that Junior Housing Minister John Cummins announced details of the plan months ago.
At the time he indicated that the homes could only be used by family members.
"It just was not ready, I don’t think he should have done that," was how one senior figure in the Coalition summed it up.
Another added that they would "never have pitched it as some sort of housing shortage solution. But I think it got away from him".
John Cummins (R), pictured last May with James Browne, had indicated that the homes could only be used for family members
Others insist that Mr Cummins' comments always reflected Fine Gael thinking on this issue; and some feel Fianna Fáil reneged on a political agreement that would effectively have provided a safeguard for tenants by capping rents at €14,000 annually.
Minister of State Cummins has previously said that the garden homes are not a solution to the housing challenges, but they would give people the chance to live independently of the family home.
The proposals, which could still go to Government in the next fortnight, will require the owner of the main home to notify their local authority that they want an exemption.
The council will then report annually to the Minister for Housing on the number of exemptions.
However, is it understood that the Independent TDs in Government are keen on something called self-certification.
That would allow an engineer or an architect to give the modular home the nod of approval rather than the far more costly formal exemption process undertaken by local authorities.
This is another point which will have to be clarified before these homes spring up in gardens across the country.
But there is a view among those familiar with the plan's finer details that the rules will ultimately be significantly more restrictive than people think.
"It won't suit a lot of backyards anyway, which is a good thing. If you added 70 more people into some areas, you would immediately have issues around practical things from parking to water to neighbours complaining constantly," was the opinion of one Government insider.
Those comments paint quite the problematic picture and suggest there may be some distance to travel before these proposals become law.
