A new reports highlights the level of inadequate accommodation for renters in Dublin.
Almost 85 percent of flats inspected in a crackdown on substandard living conditions, weren't up to scratch.
A draft report by Dublin City Council and Royal Institute of Architects shows the planning system has failed to regulate the splitting of houses into flats.
It also found that two tier standards had developed between new apartments and older flats.
The report follows a 3 year inspection programme to root out slum conditions in the private rented sector.
Most flats converted from single homes did not have planning permission and 84 percent failed to meet basic standards.
The report recommends flats be required to meet general housing standards.
