Home prices have soared so tremendously that many are now considering building a house in Ireland, but is it a good alternative to buying a second-hand or new-build home?
It’s been quite a while since we’ve felt the Celtic Tiger’s mighty roar. For well over a decade, it’s been dampened into a little meow, and we are all feeling the effects of the current housing crisis. High demand paired with a housing supply that struggles to grow can only mean one thing: ridiculously high asking prices. Forget about Dublin, forget about Cork County even, unless you’re willing to build your own home for a much more reasonable price.
It’s what many of our ancestors did, and it’s becoming increasingly attractive for families who have inherited land, rural buyers, or simply anyone looking for a more affordable alternative. Instead of wondering how to go about building your own home in Ireland, you might want to start thinking, “where do we start?” This practical, simple guide should give you a head start during the early stages of building a house in Ireland.
Is Building Your Own Home in Ireland Actually Achievable?
If you’ve pondered building your own home rather than going the route of buying one, which is quickly becoming an unattainable reality for many, unfortunately, you may be worried about the practicality of doing so. Rest assured that self-build homes are very common in Ireland, especially in rural areas and outside of cities like Dublin, Cork, and Galway.
In 2024 alone, over 30,000 new dwellings were added to Ireland’s housing stock, with a growing share being self-builds. County Cork, in particular, is drawing many applications for self-build projects thanks to its good mix of rural land, idyllic commuter villages, and a sprawling coastline. It’s now one of the trendiest places to self-build in all of Ireland.
Before we get ahead of ourselves, let’s first take a quick look at the pros and cons of self-build projects:
Pros of Self-Build Homes in Ireland
Full design control, including layout and finish
More cost-efficient than buying new or second-hand (generally)
Meet modern energy standards right from the get-go
Built exactly to your family’s requirements
Cons of Self-Build Homes in Ireland
Longer process than buying an existing home
Requires significantly more project management
Can lead to cost overruns if not carefully planned in advance
NOT a suitable DIY project as professional input is essential throughout
The Self-Build Process in Ireland – Step by Step
If you’re in the early planning stages of a self-built home in Ireland, here’s a step-by-step walkthrough so that you know what to expect:
Step 1: Choose Your Build Site
This may already be chosen for you, e.g. you’ve inherited land from a family member. Otherwise, you’ll need to purchase a vacant plot of land. In either case, you will need a solicitor who can confirm that the title is clear before proceeding any further.
Step 2: Consult an Engineer Early
This is perhaps one of the most essential steps to emphasise. Engaging a qualified engineer early on is crucial. Engineers can assess the feasibility of your project, including your preferred design(s), budget constraints, and all of the technical aspects of construction. Do not wait until later on and bring an engineer into the project at your earliest convenience.
Step 3: Apply for Planning Permissions
Practically every new home in Ireland requires planning permission from the local planning authority. You should endeavour to attend a pre-planning meeting with your local council before submitting your planning application, containing all relevant drawings to support it. An engineer can assist with this important phase.
Step 4: Secure Financing
With a self-build, you won’t be applying for a traditional mortgage. Instead, you’ll need a self-build mortgage in Ireland, unless you have sufficient capital to fund it completely. These mortgages are drawn down according to construction milestones, not a lump sum. For more in-depth information on funding, consider the First Home Scheme for new builds.
Step 5: Project Design and Tender
With planning permissions secured, you can get to work on securing a contractor. You’ll need detailed construction drawings prepared by a competent engineer. These drawings are sent out to tender with selected contractors. Your engineer will ensure that the project specifications are accurate and compliant to code and standards, and they can further assist by making sure that the tender process is fair and competitive so that you get a good contractor at a fair price.
Step 6: Construction and Sign-Off
Your contractors can now begin to put that proverbial first spade in the ground and get cracking with your brand-new home. You’ll need to make sure that the home is registered with the Building Control Management System (BCMS).
Furthermore, an assigned certifier (typically an architect, engineer, or building surveyor) should arrange for inspections at key stages of the development. These usually include: after laying the foundation, applying damp proofing, roofing, first fixes, and final completion. Once the build is complete and fully compliant with all relevant Irish regulations and approved plans, a Completion Certificate is issued.
How Much Does It Cost to Build a House in Ireland?
The cost of building a house in Irelandwill naturally vary, and often by quite a bit, depending on many factors. This is just like buying an existing home, except that, all other things held equal, the final cost can be quite a bit lower than buying.
Perhaps the single best method of calculating the cost of a new build is to multiply the total floor area (in m2) by the cost/m2 from reliable statistics from the Society of Chartered Surveyors Ireland (SCSI). As of 2024, they estimate the €/m2 for a semi-detached dwelling in County Cork at around €2,720 and around €2,980 for a detached dwelling. Outside of Cork City, costs for a standard specification house might be around €2,000–€2,500/m² in current market conditions.
Moreover, you’ll need to consider the costs of building a timber frame vs a block construction. The former is generally faster and cheaper to build, and it’s becoming increasingly popular for energy performance. The latter will generally last longer and offers superior insulation but tends to cost more since it takes longer to build.
Make sure to account for professional fees from an engineer, architect, quantity surveyor, solicitor, and so on. These are necessary, and they’re often given as a percentage of the total cost. You should also make sure that any construction estimate contains a contingency of around 10% to 20% for unexpected costs that may arise. Lastly, be sure to include the mandatory VAT of 13.5% for construction costs in Ireland.
While online calculators can give you a good, rough idea of how much your new build may cost, they are nowhere nearly as accurate as what you’ll get from a professional construction estimate prepared by a quantity surveyor.
Timber Frame vs Block: Which Is Right for You?
With few exceptions, your new house design will fall into one of two broad categories: timber frame construction or block construction. Both are excellent when built by a competent contractor, but they each have their own unique advantages you should consider:
Timber Frame
Timber framed houses in Irelandare quickly becoming favoured by many first-time homebuyers, and their popularity has reached the mainstream. These homes can often be framed in a matter of days, and total construction time is often drastically shorter than block construction. This cuts down on labour, which in turn can make them more affordable.
Timber homes can offer excellent thermal insulation performance but note that they tend to require more careful moisture management during construction. Moreover, as of May 2025, Ireland’s Fire Safety Regulations have undergone a thorough overhaul which directly affects timber frame construction.
Block/Masonry
A truly traditional Irish construction method, block or masonry construction can stand the test of time, as evidenced by the many old block construction homes that have stood here in Cork City and surrounding communities for centuries. Local tradespeople tend to have a good understanding of block construction techniques, so it’s familiar and these tradespeople often have considerable experience with it.
On the other hand, it is quite a bit slower in terms of project timelines. Framing will take longer, but in exchange, you get a home that has excellent thermal mass and sound insulation, great longevity and durability, and it’s possible to achieve a BER A rating with a good insulation specification.
Timber Frame vs Block: Which is Better?
Which type of home is best for your family? Well, in all likelihood, the decision will come down to your personal preference, your budget, suitability of the site, and the availability of local tradespeople. An engineer can advise you on which type of construction is the most feasible, which can help you narrow down your choice.
Passive House and Energy Standards – What Self-Builders Need to Know
A new build home must meet several standards, notably energy standards which have changed quite a bit over the years. Since 2019, Part L of the Irish Building Regulations now requires new homes to essentially have an A-rated BER to be compliant. Part L is concerned with Nearly Zero Energy Buildings, which relate to the conservation of fuel and energy. You can learn more about these at SEAI.
Self-builds are perfectly positioned to meet these standards and be considered “passive houses.” A passive house in Irelandis an ultra-low energy consumption house that satisfies several criteria for energy conservation and sustainability. These include high-performance insulation, airtight construction, and mechanical ventilation with heat recovery. For many new builds, modern heat pumps, solar photovoltaic (PV) systems, and high-performance window glazing are becoming standard features, and it’s often much cheaper and easier to design these from the beginning than to retrofit them later on.
For several of these features, SEAI grants are available (such as the Solar Energy Grant scheme), which can cover a large chunk of the initial investment.
Why the Engineer’s Role in a Self-Build Matters More Than You Think
Throughout every step of the process of a self-build home construction project, an engineer is vital. Unfortunately, many self-builders underestimate the importance of an engineer throughout the process, only engaging one at the end of the project sign-off.
A qualified and licensed engineer can end up saving you a substantial amount of money by making sure that everything is in order before costly mistakes are made. They can assist with site assessment and feasibility in the early planning of the project, prepare drawings and support with planning applications, assist with structural design of key elements like the foundation, floors, structural walls, and roof, ensure proper specification of all building materials and systems, and provide in-person inspections at key construction milestones in compliance with BCMS requirements.
Furthermore, engineers can issue important documentation such as certificates for mortgage state drawdowns, as well as a final completion certificate once the house is fully built and ready to be handed over to you.
Don’t leave out an engineer until the very end of the process! They’re professionals who ensure that your home is on track, within budget, and fully legally compliant from day one.
Build Your Dream Home in Cork with BCE Consulting
Building your very own home from the ground up can be quite exciting, but it can be equally stressful if you don’t know where to start. It does have its fair share of challenges, but they’re all manageable and the end result is immensely rewarding. When you’re working with a good team of engineers right from the start, it’s a lot more manageable and a lot less stressful.
If you’re in the early planning stages for a self-build home in Cork, contact BCE Consulting for a no-commitment, no-stress consultation. Come to us with your ideas and we’ll give you clarity and walk you through the steps of a self-build, all in easy-to-understand terms and language.
With Cork’s rich history and its modern appeal, it should come as no surprise that many individuals are looking into buying a period property in Ireland. Many historic homes in Cork City and County are indeed quite charming, and living in them can give homeowners a sense of permanence, being rooted firmly in the land and history of an area in a way that many new builds may not.
There’s nothing quite like the lovely Georgian terraces on Patrick’s Hill or the Victorian redbrick houses in Ballintemple, or the intricate fireplaces, sash windows, or tall ceilings common in many period homes, estates, and farmhouses dotted throughout Co Cork.
While it may feel romantic, just as we often romanticise the past, it’s often through rose-coloured lenses, and there are several real risks to consider with period homes in Ireland. You’ve got to remember that these homes were built a long, long time ago, when building standards differed an awful lot from ours today.
Moreover, they’ve often been patched up and repaired, modified, or altered over the decades or even centuries, and they may have been left neglected for long periods before being repurposed. They might look beautiful from the outside, but underneath the plaster may lie unanticipated issues.
What Is a Period Property?
A period property in Ireland refers to an old home reflecting Cork’s history and character, usually from the past three centuries. Generally, a period house in Cork will fall into one of three historical periods:
Georgian (1714-1830): these homes tend to be spacious and elegant, with features like symmetrical terraces, generous use of limestone and sandstone facades, large sash windows letting in plenty of natural sunlight, and high ceilings. You’ll find a few beautiful examples in Cork City, particularly near Patrick’s Hill, South Mall, and Bachelor’s Quay, as well as in the countryside as estate homes.
Victorian (1837-1901): by far the most common by its abundance in Cork and elsewhere in Ireland and in the UK. Its style typically is much more decorative than Georgian, with tall, thin, symmetrical terraces being the norm, as well as bay windows, steep slate roofing, and ornate bargeboards. You’ll see this style pretty much everywhere, but a good example can be found on Victoria Road in the city.
Edwardian (1901-1914): these homes tend to look quite similar to Victorian homes, especially in the latter years of the Victorian style. They can be identified by their similarity to the Victorian style (bay windows, etc.), they tend to be more spacious and lighter, more comfortable inside. You can find great examples of the Edwardian style in the Victorian Quarter (yes, many are late Victorian, early Edwardian) around MacCurtain Street in Cork City.
Why Period Properties Need Extra Scrutiny
A period house in Ireland can (and even should) look charming from the outside, but buying a period home in Cork should always be done with extra scrutiny. The thing is, these homes are so old that they may be riddled with problems, many of which could be very costly to repair.
They were often built when building regulations differed greatly from what we use today, and they may have been built long before our building code existed. Yes, they’re still standing tall on our streets and in our lovely countryside, but they often suffer from defects like damp waterproofing courses, a lack of adherence to fire safety standards (i.e. they could pose a serious fire hazard), or they were built with materials and techniques that modern tradespeople no longer know how to assess or repair. For this last point, things like natural slate or old pre-standard timber require highly specialised tradespeople, so assessments and repairs can be time-consuming and expensive as a result.
You should also consider that Cork’s maritime climate and heavy annual rainfall mean that these houses experienced accelerated wear and deterioration, especially their roofs, chimneys, and exterior walls. If they haven’t been properly maintained up until the current day, they could have accumulated several defects, including dangerous structural defects.
A period property in Irelandwill likely have had several previous owners over time, some of which may have performed DIY repairs with varying results or modifications without planning permissions.
As a homebuyer in Ireland, you are subject to the principle of caveat emptor “buyer beware.” Once you’ve signed the final purchase contract, any such problems in the period home fall upon you.
The Most Common Problems Found in Period Properties
Homes built a lifetime ago can have several problems, so just imagine how many could be hidden away in a centuries-old period home. Below are some of the most common problems one may find in period properties in Cork:
Damp
By far the biggest issue, especially here in Cork and in homes along the waterfront, is damp. Many old homes were built without any damp-proof courses at all, so things like rising damp, penetrating damp, or excessive condensation are quite common. Moreover, you’ll usually find that the damp is locked away behind the plaster walls or under the flooring.
The first telltale sign of damp, other than simply feeling it, is seeing debonded plaster. In Cork’s maritime climate, this is far more common than elsewhere in Ireland.
Roof and Chimney Problems
While period homes often feature lovely slate roofs, slate itself can be quite a challenging material to work with. Parts of the roof such as its steepness (common in Victorian and Edwardian homes), cracked or missing slate tiles, sagging timbers, or deteriorating chimney stacks are all quite commonly found.
Original Valentia slate or even Welsh slate was (and still is today) a natural material, but one that is vulnerable. Synthetic slate just didn’t exist back then, so you’ll need to find knowledgeable, specialised tradespeople, which in turn means expensive repairs. Conservation rules may also dictate that you must stick to the original material type, so there’s no getting around this.
Structural Movement
Subsidence, or the movement of ground underneath a building, is a real threat to many period homes. In ages past, homes didn’t have the same standards for laying a foundation slab as they do today, and when paired with Cork’s geology, buildings may have shifted quite a lot over time.
This could simply be cosmetic and not a worry, but it could very well be a serious structural defect. You’ll find telltale signs of subsidence such as wall cracks (especially plaster), sloped flooring, or a bowing facade. A competent engineer can tell you how serious the subsidence is and what remediation needs to be done.
Outdated Services
Period homes’ plumbing, electrical, and heating systems are often not up to today’s standard. If the home was lived in over time, owners likely updated or upgraded the system as they went along, but you can never be quite sure without a thorough inspection from an engineer.
Of course, if the home is over 120 years old or so, it wouldn’t have had any electrical systems at all, and its plumbing and heating systems would be considered quite hazardous today. These may all be invisible to the naked eye, but they can nevertheless cost quite a bit to remediate.
Unauthorised Modifications
Over time, previous owners may have slightly or heavily modified the original construction with projects like removing structural (load-bearing) walls, attic conversions, or extensions. These may or may not have been done with proper sign-offs and planning permissions.
Unauthorised modifications can be a real headache to resolve retroactively, and as the owner, you are now responsible for bringing everything up to standard. Consequences of ignoring unauthorised works could include mortgage drawdowns, voided insurance, or failure to secure any further planning applications in the future.
Protected Structures: What Buyers Need to Know
Owing to their historical significance, period homes in Irelandare often (but not always) subjected to additional protections by the local city council. The main protections to be aware of are the Record of Protected Structures (RPS) and Architectural Conservation Areas (ACAs).
For RPS-protected homes and ACA-protected homes alike, homeowners should be aware that the responsible authority in Cork is either Cork City Council (Cork City and suburbs) or Cork County Council (elsewhere in Cork County).
RPS applies to either part of the home or the entire home and its curtilage (all elements found on the property), usually the latter. As a homeowner of an RPS-protected period home in Cork, you’ll need to apply for planning permissions for any major works just like any other homeowner would, but you’ll also need to apply for minor works, all with additional scrutiny. This includes all manner of interior and exterior works. The reason is that the planning authority wants the home to retain its architectural and artistic, historical appeal, so works must be in line with the character of the home.
With ACA protections, an entire street or neighbourhood may fall under a similar type of protection, even if your individual home may not have RPS protection. Cork City has amongst the highest number of ACAs in all of Ireland, around 42 in total, affecting areas such as Washington Street, Blackrock Road, and Douglas Road. For homes within an ACA, the planning authority wants to see the character of that street or neighbourhood conform to its historic and architectural appeal. Like with RPS homes, planning permission is needed for major and minor works, with additional scrutiny.
Under both types of protection status, homes quite often must use original materials such as lime mortar, plaster, natural slate, and lead or copper flashings, all of which tend to cost significantly more than more modern materials. Moreover, these properties are exempt from requiring a BER, so it can be far more challenging to assess the home’s BER rating before purchase.
All in all, there are several constraints on what a homeowner can do with a protected home, but all of these limitations do have practical solutions which you can discuss with a qualified engineer prior to purchase.
What a Pre-Purchase Survey Covers on a Period Property
A growing number of Irish homebuyers are wisely choosing to obtain a pre-purchase survey when buying a second-hand home, or a snag list for a new build. While not a legal requirement, these types of surveys can save prospective homebuyers a lot of headache and unanticipated costs which can easily surpass the cost of the survey in the first place.
For period homes, it is especially important to consider a pre-purchase survey from a qualified engineer, simply due to the huge potential for faults and defects. Remember that a standard mortgage valuation, while useful, isn’t designed to catch the many issues that are common in a period home.
An engineer’s pre-purchase survey will contain a thorough inspection and report covering topics such as the structural integrity of all buildings on the property, damp, evidence of unauthorised modifications or unpermitted works, the condition of the roof, if the building complies to planning records, the condition of any original features or materials, and an itemised list of all desirable and necessary remedial works along with the estimated costs of repairs or renovations.
Settle into History with Peace of Mind with Pre-Purchase Surveys from BCE
Buying a period property in Ireland can appear quite stressful given how much can go wrong, but it’s perfectly feasible and even desirable to own a piece of Cork’s history by living in one, just make sure you do it right! Surely you want to move into your historic home with peace of mind, not headaches and stress just thinking about its faults and defects.
Before you go ahead with buying a period home, make sure you’re getting a pre-purchase survey so that you don’t end up with nasty surprises before you’ve got the house keys in your hand. Arrange for a pre-purchase survey or simply get in touch with us at BCE Consulting before committing to a period property.
Construction disputes in Ireland are becoming increasingly common, doubling from 54 in 2019 to 101 in 2024, largely from the housing boom and costing nearly a quarter of a million euros in disputes. All of this is the tip of the iceberg, with potentially orders of magnitude more disputes going unreported.
Many building disputes arise from technical building issues, such as workmanship defects (a leaky roof or a poor foundation), delays and completion issues, or simply failing to pay contractors. While some issues can and often should be resolved without litigation, there are many times when simple mediation just won’t work, making escalation inevitable.
Independent engineering evidence can significantly strengthen homeowner claims during a construction dispute by providing neutral, impartial, and objective technical evidence regarding a claim. Allegations and subjective claims are often insufficient to sway the opinion of courts and adjudicators during a dispute, so objective technical analysis is often necessary and beneficial whenever disagreements escalate.
What Typically Causes Residential Construction Disputes in Ireland?
Building disputes in Irelandcan happen for a wide range of reasons, but they usually stem from technical problems rather than purely contractual disagreements. Technical problems can happen during construction and be identified by an inspector or the homeowner themselves, or they could happen after handover.
Some common causes of residential construction disputes include finding defects (e.g. rotten framing, foundation settling), incomplete work, deviations from construction drawings, or generally poor-quality workmanship.
When the homeowner has a disagreement with one or more contractors, they should act swiftly if they want remediation. In many circumstances, mediation is possible and the dispute can be resolved without litigation. In others, however, escalation is necessary, especially if neither party involved can firmly agree on a particular cause or the severity of an issue. An expert witness is commonly needed to gather and provide evidence when issues escalate and will provide an impartial professional opinion on the matter.
Structural Defects and Movement Issues
Several building defects in Ireland can arise during construction that lead to potentially serious hazards and which form the basis for a structural defects dispute. Considering that the risks could include structural collapse, homeowners should be naturally keen to act quickly to resolve any such disputes.
Examples may include the discovery of a cracked foundation, including the footings and/or walls, subsidence, or modifications to the original plans that affect the load-bearing capacity of the structure. In all of these cases, a technical analysis is necessary to determine the root cause and to assist in settling the dispute, since a visual opinion on its own is not necessarily indicative of negligence or poor workmanship.
Water Ingress and Building Envelope Failures
Water infiltration can be highly damaging to a property, and it can also pose a serious health hazard. Some defects that lead to water ingress may be latent, i.e. they are caused by poor-quality materials (e.g. water barrier membranes, roofing tiles); others may be delayed, i.e. they become apparent later on (e.g. rot and mould from water exposure).
Specifically, building envelope failures and water infiltration may come from defects in roofing materials such as flashing, cavity walls, improper application of gutters and downspouts, and overall site drainage issues. A detailed inspection and thorough reporting can help clarify the specific causes of any latent and/or delayed damage.
Poor Workmanship and Non-Compliance with Regulations
The government of Ireland’s Department of Housing, Local Government and Heritage outlines the minimum performance requirements that buildings must achieve through comprehensive Building Regulations. It may come as a surprise to learn that, according to SEAI inspections, less than half of building construction in recent years have met these high standards.
Disputes for poor workmanship and non-compliance with regulations are therefore exceedingly common. Whether from a deviation from a drawing or specification, shoddy workmanship, or negligence to abide by standards and regulations, the results could simply be cosmetic flaws, or they could be very serious structural issues.
In either case, an independent engineering expert witness is necessary to determine the exact cause of an issue and attribute it to non-compliance or poor workmanship, if applicable. An expert engineering reportis therefore essential for homeowners to retain so that there is clarity on whether or not completed works adhere to relevant standards and regulations.
Disputes Arising From Extensions and Renovations
Many homeowners in Ireland build extensions or perform renovations, structural and/or cosmetic in nature, and it can be a great way to add equity to your home and make it more cosy and functional. While there are many works that can be performed without planning permissions, there are many cases where they are required. We’ve explored this topic in greater detail in our previous blog post on planning issues in second hand homes.
In terms of disputes, extensions and renovations can lead to several misunderstandings and disagreements. Things like inadequate structural support for an extension, altered load paths, or simply incomplete works can all lead to headaches and disputes with contractors.
Construction litigation in Ireland (or construction adjudication in Ireland) can be quite a costly escalation, and for many renovation and extension works it may be preferable to try and mediate matters first. Whether through mediation or if escalation to adjudication is necessary, technical clarification from a professional civil engineer is often required.
Surely by now you’ve noticed a common red thread throughout most of the topics we’ve touched on above: disputes are quite common, and you as the homeowner stand to benefit immensely from engineering evidence in construction from an independent and qualified civil engineer.
Dispute resolution is sometimes peaceful and agreeable, and indeed that’s usually why mediation is preferred over escalation. There are, however, circumstances where adjudication and litigation are the only possibilities. In mediation or if escalated, dispute claims are seldom taken seriously from either of the parties involved; third-party impartial and objective findings from an engineer are taken far more seriously.
An engineering report will clarify any root cause(s), responsibility, and compliance, in fine detail and in a manner that is taken seriously by courts (if litigation is necessary) and even in mediation.
Case Study in Land Boundary Disputes
At BCE Consulting, we commonly assist clients with impartial, professional, independent engineering evidence that can be used to strengthen their claims in disputes. One such case we’ve had previously dealt with was an issue arising from neighbours disputing a land boundary.
A boundary wall was erected on what was believed to be the boundary line, within the bounds of our client’s property. The neighbours lodged a dispute, and our engineers gathered evidence such as boundary lines as designated on cadastral maps and on the title deeds, and with the assistance of geodesy (land surveyors) were able to clearly demonstrate on which side the boundary wall fell, providing impartial evidence to rectify the dispute.
How to Retain Independent Engineering Advice in Ireland
Construction disputes in Ireland are so common that it can be safely assumed that, on average, you’ll be more likely to have a dispute rather than not. Often, arguing with the other party will get neither of you anywhere. While opinions have their time and place in construction disputes, hard technical facts rule supreme.
Objective engineering advice from an impartial third party can prove invaluable when making a dispute claim over construction issues. There are many cases, such as escalation, where they are required, but even when they aren’t necessary, they can make a huge difference, e.g. in mediation.
If you require independent engineering advice regarding a construction dispute, BCE Consulting Engineers Cork can assist with impartial technical assessments, detailed reporting, and more to support dispute resolution.
Ireland’s housing market is, to put it lightly, highly competitive and there are many homebuyers who wisely choose to retain a snag list before buying a new build home. As is often the case in such a competitive market with high demand and low supply, developers may sometimes rush through a project and hand over the property with a few (or many!) imperfections. With Ireland’s caveat emptor rule (“buyer beware”) for homebuyers, you’ll inherit those imperfections and the costs needed to remediate them once you’ve finalised the transaction.
A snag list isn’t just for spotting little imperfections here and there, it’s for protecting your investment. With that being said, a snag list is a relatively minor expense that can potentially save you tens of thousands of euros in the long run. Whether you’re a homebuyer or a developer, ensure your property is in top condition and fully compliant before handover.
This post will examine the opportunity costs (and often, real costs) of addressing flaws or defects in a new build home and, as a consequence, how much a snag list can potentially save you using a real-world anonymised case study.
Case Study
Based on a real-world example from one of our previous clients, whom we have decided to keep anonymous, we’ve assembled key data from a snag list we provided them. If you want to know how much money you can potentially save on costly repairs by getting a snag list inspection, this post ought to make it clear that it’s potentially a significant amount of money.
In brief, we found that the total estimated cost of repairs, if left ignored and if a snag list inspection were not retained, to be between €2,500-€8,000+.
Not only was the client spared the responsibility of having to perform and pay for these repairs themselves, but they also saved the time and headache that often accompany having to address these unanticipated issues.
Breaking Down the Issues and Cost Estimates
For older second-hand homes, a pre-purchase survey helps identify issues much like how a snag list inspection does for new build homes. One key difference, however, is that many prospective homebuyers falsely assume that a new build home will always be to spec and without flaws or defects.
Some of the issues and repair costs that we detected with the new build home of our client included:
For each issue in the snag list, break down:
What the issue was (e.g., missing downpipe, cracks in the eaves, poor finishes).
How much it would have cost to fix if not caught early (including both materials and labour).
Why addressing this issue early saved money (e.g., prevented water damage, avoided bigger structural problems).
Missing Downpipes at Front and Porch
Issue: We found that the property had missing downpipes at the front and porch. This would have certainly led to poor drainage, and subsequent water damage and foundation issues, if not remediated.
Cost to repair: €100-€250 (materials and labour).
Money saved: Addressing this issue now rather than later likely saved potentially thousands of euros in costly foundation repairs and installing a waterproofing membrane.
Major Cracking at Eaves of Bargeboard
Issue: We identified several large cracked in the bargeboard eaves. This would have eventually caused water infiltration and structural damage.
Cost to repair: €250-€800 (crack repair and eave reinforcing).
Money saved: By repairing these cracks early, water damage was prevented, and the subsequent damage to the roof structure and insulation potentially saved thousands on roof repairs and potentially tens of thousands for roof replacement.
Poor Finish of Rear Wall
Issue: Our engineers noted a poor finish on the rear exterior wall of the property. This could have exacerbated weather damage and reduced the aesthetic value of the home.
Cost to repair: €150-€350 (plastering and finishing).
Money saved: Early intervention by plastering and refinishing the wall allows better insulation and weather protection, which could be valued at hundreds in annual energy bill savings and over a thousand euros in repairing walls if weather damage were allowed to continue.
Unplastered Threshold at Back Door
Issue: We noted that the back door threshold lacked plastering, which left the door vulnerable to water damage and drafts.
Cost to repair: €100-€200 (plastering).
Money saved: If neglected, drafts and water infiltration could have damaged the door and flooring within, causing mould and rot. Repairing floors and remediating water damage could cost well over a thousand euros.
Air to Water Condensation Pipe Not Attached to Gulley
Issue: Our inspection concluded that the air to water condensation pipe was not properly attached to the gulley. This would inevitably have led to drainage issues (puddling), leading to dampness.
Cost to repair: €80-€150 (fitting the correct attachment).
Money saved: Early action potentially saved the client hundreds or over a thousand euros in water damage remediation and structural repairs.
Minor Cracks in Interior Walls and Door Frames
Issue: Several small cracks were identified in the plasterwork surrounding the door frames and along interior walls.
Cost to repair: €50-€150 (plasterwork and repainting).
Money saved: Cracked plasterwork can potentially cause structural integrity problems later on, which could potentially cost hundreds or thousands of euros to address.
Total Estimated Repair Cost
Our client would potentially have to pay between €730-€1,900 just for these issues detected in the previous section alone. The snag list contained several other issues not noted here, bringing the total estimated cost of repairs to around €2,500-€8,000+.
Keep in mind that, without having retained a snag list at all, the client would be responsible for paying this amount out of their own pocket! What’s worse is that, assuming the client allowed certain problems (e.g. water infiltration) to persist, the cost of remediating damage in the long term could be even higher.
Why a Snag List Inspection is an Investment
Nearly all new builds in Ireland come with one or a few minor defects. Some come with major defects that could cost an awful lot of money to repair, such as having to rip out and rebuild a roof due to structural problems or having to redo plumbing or electrical wiring throughout the entire home.
A snag list inspection is therefore an investment, both for developers and homeowners to have full clarity and transparency about the actual, not the stated, condition of the home. This gives peace of mind and allows for further negotiations prior to finalising the sale of the home and handover, coordinating works to take place immediately rather than after moving in, and it importantly protects the property’s value.
Never assume that a new build home is free from issues caused during construction. A snag list is a safe and smart investment that costs relatively little and can save you thousands and thousands.
Retain BCE Consulting for a Snag List Inspection in Cork
Invest in peace of mind and the full assurance that your new build home is free from faults or defects that you’ll be responsible for. BCE Consulting provides professional engineering consulting services including comprehensive and thorough snag list inspections for property developers and prospective homebuyers looking to purchase a new build home in Cork and elsewhere.
Get in touch with us today and ensure that your home is in pristine condition before handover. Schedule your snag list inspection today and save potentially thousands of euros on costly repairs.
You may be curious as to why engineering expertise is needed for planning applications. Quite simply, it comes down to providing technical expertise and precision to satisfy regulatory standards and compliance with local authorities.
In Ireland, there are several works which a property owner can undertake that do not require any planning applications, like painting your interior walls or upgrading an existing window or door. When local authorities do require planning permissions, however, it is important to comply and to retain a qualified engineer to assist throughout the process at every stage.
This post will seek to answer frequent questions you may have regarding engineering input for planning applications, such as how they assist with things like site and structural assessments, regulatory compliance, and topographic surveys.
Understanding the Planning Application Process in Ireland
First, we will assume that your planned development requires planning permission. If your works fall under exempted development, you may proceed with development.
The planning application process in Ireland can be complex, and it follows a legal sequence that includes the public through consultations, local planning authorities, and internal consultations that assess the scale and scope of the proposed development.
Upon submitting the application, the applicant must enclose all relevant documentation such as site access and site development plans, all of which must be in compliance with zoning laws and local development plans. Applicants must wait around 8 weeks to receive a decision, in which time they may require that you submit additional documentation such as traffic impact plans, environmental impact reports, or make changes to designs.
An application can be either accepted or rejected; in the latter case, appeals can be made up to 4 weeks from the decision date.
The Role of Engineers in the Planning Application Process
Engineering input for planning applications helps to ensure full compliance with local authorities and regulations while also helping the entire process progress smoothly and with minimal delays. Moreover, engineers in planning applications help to minimise errors or omissions in document submission which can lead to rejection.
From the preparation of initial documents to submit the application and throughout the waiting period to making appeals (if necessary), engineers provide immense value to developers.
Some of the key areas of expertise that an engineer commonly provides in the planning permission process in Ireland include, but are not limited to:
Studies on structural feasibility for planning;
Site assessments for planning applications;
Topographic surveys in planning applications;
Strict compliance to building codes and local development plans;
Minimising the chance of expensive rework (e.g. from enforcement actions) or rejected applications.
From the initial planning phases of a project to final completion, an engineering consultant helps ensure that the developer can proceed in full compliance with local planning authorities.
How Site Assessments and Structural Feasibility Studies Help
Two of the most common reasons to retain an engineer for planning applications is to perform site assessments and structural feasibility studies. Depending on the type of development and various other criteria, your local planning authority may deem these as necessary to approve the development.
Site assessments for planning applications are comprehensive studies of the site’s physical feasibility, i.e. whether the planned development is suitable for the type of land. Topographic surveys may be needed to map the slopes and overall terrain, whereas geotechnical soil analysis studies can determine the stability of the soil for building. Drainage, site access, and many other important considerations are analysed in detail in a site assessment.
Structural feasibility for planning purposes also involves feasibility studies of a development, but rather than focus on the land and terrain, it considers whether the development is sound from a structural engineering point of view. Consequently, it will consider things like the project’s load-bearing capacity and suitability on the soil, technical details of the proposed development, foundation and retaining walls, compliance with building code and standards, adherence to zoning laws (e.g. frontages), and more.
In both types of analysis, an engineer can detect any issues with the planned development early in the planning phase before any work proceeds. Spotting discrepancies or issues early can save developers potentially enormous sums of time and money whilst also ensuring that the development remains compliant with local planning authorities.
Topographic Surveys: The Key to Accurate Land Information
A topographic survey in planning applications is often required, but what is it and why is it useful? Firstly, a thorough topographic survey uses professional geodesical equipment to measure the land and terrain. It gives developers and council authorities clear information regarding the type of terrain, elevation, drainage, and conformity with benchmarks and cadastral maps for property lines.
Land data is naturally important for a planning application. Precision is extremely important, such as knowing exactly where boundary lines are, slope gradients for appropriate drainage and to minimise puddling, and how a development may affect nearby infrastructure such as rights-of-way (e.g. roads) and utility lines.
By understanding the layout of the land in precise detail, engineers can quickly determine any risks such as flooding and take measures to ensure that the project proceeds in full compliance with planning authorities’ requests and existing standards.
How Engineering Input Helps Avoid Costly Delays and Rejections
Planning application advice is invaluable and can save a large fortune in money and time. Engineers, when involved right from the get-go, ensure that the planning application is thorough, complete, and compliant. That alone greatly increases the likelihood of it being approved, but it is also beneficial in ensuring that works can proceed efficiently.
Think for a moment of how poor planning and a lack of forethought can lead to extremely costly rework. When an engineer is involved from the start, their professional expertise can help developers identify issues that they have not considered, many of which could be critical matters indeed.
There’s no doubt that the planning application process in Ireland can be demanding and time-consuming, but the intent is for the general public and authorities to weigh in on the feasibility of a development and to ensure its compliant for everyone’s benefit. Developers can minimise the chances of rejection due to things such as zoning violations or structural issues detected by contracting a professional engineer. To reiterate why engineering expertise is needed for planning applications, it is for compliance but, and this is certainly a nice side effect, it’s also about saving you time and money.
How We Can Help: Your Partner in the Planning Application Process
BCE Consulting is a leading engineering firm in Cork providing a full range of Planning Application Services, and much more. Our team of engineers can assist with all stages of the planning process. No matter whether it’s a single family-detached dwelling or a multi-unit commercial development, our team can provide comprehensive site assessments, structural evaluations, topographic surveys, and more.
Our professional planning application services ensure that clients remain fully compliant, while also saving them time and money and ensuring that the project can proceed smoothly and with full confidence.
Are Engineers Necessary for Planning Applications in Ireland?
In summary, engineers are highly important for developments that require planning applications in Ireland. Their high level of technical expertise means that they are qualified to perform detailed site, structural, and topographic surveys and assessments, as well as lend professional opinions on the development plans to ensure that they are fully compliant.
All of these lowers the level of risk involved, which satisfies local planning authorities and improves the likelihood of being granted permission to proceed. When you need a dependable team of civil engineers to assist with planning applications in Cork, reach out to us at BCE Consulting.
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