Why Older Apartment Maps Are Still Being Rejected by Tailte Éireann

Over the past few years, Tailte Éireann, formerly the PRAI / Land Registry, has tightened and clarified the mapping requirements for apartments and multi-storey buildings.

While these changes were introduced some time ago, we are still seeing the knock-on effect today. In many cases, maps that were fully acceptable at the time they were prepared are now being rejected when they are only lodged with Tailte Éireann after the updated mapping requirements came into effect.

This is catching both solicitors and clients out, particularly where a map was prepared during an earlier conveyance, but the application for registration was not submitted until much later.

Why is this happening?

Apartment mapping is more complex than standard house or site mapping. A compliant apartment map usually needs to identify not only the overall building or development, but also the specific unit, floor level, boundaries, car spaces, storage areas, balconies or any other areas included in the title.

Tailte Éireann’s current requirements for apartments and multi-storey buildings are now more specific. Depending on the application, this may include:

• A Tailte Éireann compliant location map

• An apartment or unit floor plan

• The correct floor level clearly identified

• ITM coordinate information

• Correct use of red and blue outlining

• No unauthorised text, logos, signatures or certification details on the face of the map

• No shading, colour infill or correction fluid

• Clear identification of car spaces, bin stores, basement areas or other ancillary spaces where applicable

  
  

If the map does not meet the current requirements, Tailte Éireann may reject or query the application.

The key issue: the lodgement date

One of the most common issues we are seeing is where a map was prepared before the updated requirements were being applied, but the application was not lodged until afterwards.

In those cases, the original map may have been compliant at the time it was issued, but it may no longer satisfy the current requirements being applied by Tailte Éireann.

This can be frustrating for clients and solicitors, as the issue often only arises late in the conveyancing or registration process. It can also cause delays where a sale, purchase, remortgage or first registration is dependent on the mapping being accepted.

Common reasons apartment maps are rejected

Some of the most common issues include:

• Older OSI-style base mapping being used instead of current Tailte Éireann compliant mapping

• Missing ITM coordinates

• No floor plan included

• The floor level is not clearly stated

• Apartment boundaries are not clearly identifiable

• Car spaces or storage areas are not properly mapped

• Logos, signatures or certification details appearing on the face of the map

• The map includes text or details that are no longer permitted

• The map does not match the lease, deed or existing title documentation

  
  

In many cases, the problem is not that the original map was badly prepared. The problem is that the requirements have moved on, and Tailte Éireann is now applying the updated standards more strictly.

What should solicitors check?

If you are dealing with an apartment registration, particularly where the map was prepared a number of years ago, it is worth checking:

1. When was the map prepared?

2. When was the application lodged with Tailte Éireann?

3. Has the application already been queried or rejected?

4. Does the map include both the location map and the relevant apartment/floor plan?

5. Are ITM coordinates shown?

6. Are there any logos, signatures, certification details or unnecessary text on the face of the map?

7. Are any car spaces, storage units, balconies or basement areas clearly identified?

   
   

The lodgement date is particularly important. If the application was lodged before the relevant mapping changes were being applied, the original map may still be acceptable. If it was lodged afterwards, a fresh compliant map may be required.

How Legal Maps can help

At Legal Maps, we regularly deal with apartment mapping queries and Tailte Éireann rejections. We can review the rejection letter, the existing map, the lease map and any title documentation to confirm what is required.

Where a new map is needed, we can prepare updated Tailte Éireann compliant apartment mapping, including the required location map, floor plan, ITM coordinates and any relevant car space or storage mapping.

These issues are becoming increasingly common, especially where older apartment maps are only being lodged now. If you have received a mapping query or rejection from Tailte Éireann, the best first step is to send us the rejection letter and the existing map so we can advise on the quickest route to resolving it. For further information, see Tailte Éireann’s current Registration Mapping Guides and Checklists, including Mapping Guide 5(a) for multi-storey developments, Mapping Guide 5(c) for compulsory first registration of older apartment units, and the Multi-Storey Building / MSB Rejection Checklist.