If you’ve driven out past the Dunkettle interchange lately, you’ll have seen it: construction has begun on a major new development of 550 homes on the edge of Cork city. What’s telling isn’t just the scale of it. It’s how people are paying for them. Around 75% of buyers there are using the Help to Buy scheme, and 25% are using the First Home Scheme.That’s the reality of buying new in Cork right now. Most first-time buyers are leaning on at least one government scheme to get over the line, and a good number are stacking both. If you’re trying to make sense of all the acronyms, you’re not alone. This guide will explain how each scheme works, who qualifies and how they can work together.
What is the Help to Buy scheme?
The first thing to understand about Help to Buy is what it isn’t. It’s not a loan, and it’s not a grant. It’s a tax refund. Specifically, it refunds the Income Tax and DIRT (the tax on savings interest) you’ve paid over the previous four tax years and that money goes towards your deposit.The refund is capped at whichever is lower: €30,000, or 10% of the purchase price. So, on a €350,000 home, the most you could get is €30,000, while on a €250,000 home, you’d be looking at a maximum of €25,000.To qualify, you need to tick a few boxes. You must be a first-time buyer. The property must be a new build or a self-build, so second-hand homes don’t count. It must cost €500,000 or less. Your mortgage needs to cover at least 70% of the purchase price and you must live in the home as your main residence for at least five years.There’s good news on timing too. The scheme has been extended until the end of 2029, so there’s no rush to beat a deadline this year. To give a sense of scale, more than 46,000 Help to Buy claims have been approved between July 2020 and April 2026, benefitting close to 84,000 people. According to Revenue’s figures, the average value of an approved claim to date sits at around €362,700.
What is the First Home Scheme?
The First Home Scheme works in a completely different way. It’s a shared equity scheme, which means the government takes a percentage stake in your property in exchange for topping up the gap between what your mortgage and deposit can cover and what the home costs.Here’s the part that surprises people: there are no strict income caps. Instead, your eligibility is based on borrowing the maximum available to you from a participating lender, as set out in the scheme’s rules and eligibility. In other words, you apply for your full mortgage first and the scheme helps bridge whatever shortfall is left.The price ceilings are set locally, and Cork has two depending on where you’re buying. In Cork City Council areas, the ceiling is €500,000, and in Cork County Council areas it’s €450,000. So, a new build in Douglas or Blackpool falls under the city limit, while one out in Midleton or Carrigaline comes under the county figure.The participating lenders include AIB, Bank of Ireland, EBS, Haven, and PTSB. The scheme has been busy. Recent figures show more than 10,000 approvals have been issued since launch, with 1,037 in the first quarter of 2026 alone, and over €350m provided in total support. The average level of support works out at around €66,000, roughly 17% of the average purchase price of €390,000.
Can you use both schemes together?
Yes, and plenty of buyers do. In fact, national figures show around 66% of First Home Scheme users are also using Help to Buy. The two were designed to sit alongside each other.There’s one catch worth knowing. If you use both together, the maximum equity available through the First Home Scheme drops slightly, from 30% of the purchase price down to 20%. It’s a sensible rule, but it does catch people out, so it’s worth factoring in early.Here’s how it might look in practice. Say you’re buying a new build in Cork for €350,000. You claim the full €30,000 through Help to Buy towards your deposit. The First Home Scheme could then provide up to 20% of the purchase price, which is €70,000, to bridge any remaining gap between your mortgage and the price. Between the two, that’s a serious chunk of the cost covered without either one being a traditional loan from a bank.
What does this mean in practice for Cork buyers?
It means the supports are there and people are using them right now. That Dunkettle development is a live example: real buyers, this year, drawing on both schemes to buy new homes on the edge of the city.Cork is punching above its weight here too. Almost one in five First Home Scheme approvals nationally have been in Cork, which tells you how much these schemes are shaping the local market. If you’re a first-time buyer eyeing a new build anywhere from Ballincollig to Glanmire, the odds are good that one or both schemes will be part of your plan. The key is to map out your strategy early, ideally before you fall for a particular house, so you know exactly what you’re working with.
A note on getting an independent snag inspection
These schemes are brilliant for getting you through the door. But once you’re close to taking ownership of a new build, there’s one more step worth taking before you sign off.Even brand-new homes have defects. We see them regularly, from cosmetic issues like poor plastering and paint marks right through to bigger problems you’d never spot without a trained eye. That’s where an independent snag list inspection comes in. An engineer goes through the property in detail, identifies anything that isn’t finished or up to standard, and puts those issues back on the developer to fix before you accept the home. It’s a small step that protects a very big purchase.At BCE Consulting Engineers, we carry out snag list inspections on new builds across Cork City and County. We’re fully independent and members of Engineers Ireland, so the only interest we have is in giving you an honest assessment. If you’re buying a new home and want it checked properly before you take the keys, get in touch with our team today.
You find the house. It’s a Victorian terrace in one of Cork city’s older neighbourhoods, Shandon, Sunday’s Well, the Lough, with a rear extension that gives it the extra space you need. You love it. You put in an offer. It’s accepted. Then your solicitor asks a simple question: is there planning permission for that extension?
If the answer is no, or “we’re not sure”, the transaction just got more complicated.
This is one of the most common issues we flag in pre-purchase surveys of older Cork properties. It does not automatically mean you should walk away, but it does mean you need to understand what you’re dealing with before you sign anything.
What does “no planning permission” actually mean?
Not every extension needs planning permission. Under Irish planning law, smaller works can qualify as exempted development, meaning they can be carried out without applying to the local authority. For a terraced or semi-detached house, the exempted development limit for a rear extension is 12 square metres. For a detached house, it is 40 square metres.
If an extension falls within those limits and meets the other conditions set out in the planning regulations, it is technically fine without permission.
The problem is that a lot of extensions on older Cork properties don’t fall within those limits. A generous rear kitchen extension, a side return infill, a two-storey addition: these are the kinds of works that would have required planning permission. And in many cases, particularly in houses built before the 1980s, that permission was never sought. Owners extended their homes in good faith, often decades ago, without fully understanding the rules at the time.
Why is this particularly common in Cork city?
Cork city has a significant stock of older terraced housing, particularly in areas like Shandon, Blackpool, Sunday’s Well, Ballintemple, and parts of the southside. Many of these homes date back to the Victorian and Edwardian eras, and they have been extended, modified, and altered by successive owners over more than a century.
Cork City Council holds a “Blue Book“, a record of planning permissions granted from the 1960s through to the 1990s, but a lot of the extensions you will encounter on older city properties predate even that record, or were added informally during a period when planning enforcement was far less routine than it is today.
It is also worth noting that many older parts of Cork city fall within Architectural Conservation Areas. Works carried out in these areas can require planning permission even when they might otherwise qualify as exempted development elsewhere. If you are buying in a conservation area, this is something to check carefully.
What are the risks for the buyer?
This is where it gets important. Under Irish property law, the principle of caveat emptor applies. In plain terms, that means “buyer beware.” Once you sign contracts, you are taking the property as it is, including any planning issues that were there to be found.
The risks of proceeding with an unauthorised extension without addressing it include:
Mortgage lender concerns. Many lenders will not advance funds on a property with an unresolved planning issue. Your bank or mortgage provider may require evidence that the extension is either exempted development or has been regularised before they will release funds.
Title issues. Your solicitor will raise a planning query as part of the conveyancing process. If the seller cannot provide evidence that the extension is in order, this can delay or derail the sale entirely.
Difficulty reselling in future. What is a problem for you now will be a problem for the next buyer too. Leaving an unauthorised extension unresolved does not make it go away; it just passes the issue down the line.
Enforcement action. Cork City Council and Cork County Council both have the power to issue enforcement notices requiring works to be demolished or altered. While enforcement action on older extensions is relatively uncommon, it is not unheard of, and it is a risk you would be taking on as the new owner.
Insurance implications. Some insurers may be reluctant to provide full cover for an unauthorised structure or may exclude it from a claim.
Can retention planning permission solve the problem?
In many cases, yes. Retention planning permission, sometimes called retrospective planning permission, allows an owner to apply for permission after the fact, regularising a structure that was built without it.
If the extension is structurally sound, does not breach the development plan for the area, and has not caused significant harm to neighbouring properties, retention permission is often granted. Cork City Council and Cork County Council both process retention applications as part of their standard planning functions.
However, retention is not a guaranteed outcome. An extension that significantly exceeds the allowable limits, is located in a sensitive conservation area, or has caused genuine amenity issues for neighbours may not get permission. It also takes time, typically a number of months from application to decision, which can complicate the timeline of a purchase.
If retention is a condition of the sale, it is generally advisable to either have the seller apply for it before contracts are exchanged, or to negotiate a price reduction that reflects the cost and risk of dealing with it yourself.
What does a pre-purchase survey pick up that a solicitor won’t?
Your solicitor will raise a planning query in the course of the conveyancing process, but their role is to review documentation. If there is no planning file for an extension, they can flag its absence. What they cannot do is assess the physical structure itself.
That is where a pre-purchase survey comes in. A structural engineer will examine the extension on site and can identify signs that a structure was built without proper oversight: walls that do not match the construction method of the original house, roof tie-ins that are poorly detailed, a lack of cavity wall insulation where modern standards would require it, or structural elements that were not designed by an engineer.
This matters because an unauthorised extension is not just a planning problem. It can also be a structural one. Knowing what you are dealing with before you commit gives you options: you can negotiate, you can ask the seller to regularise it, or in some cases you can make an informed decision to walk away.
We have carried out hundreds of pre-purchase surveys across Cork city and county, and planning issues with rear extensions are among the most common findings, particularly in the older terraced housing that makes up so much of the city’s residential stock.
Should you walk away?
Not necessarily. An unauthorised extension is a problem that can, in many cases, be resolved. What matters is that you know about it before you sign contracts, not after.
If you are buying a property in Cork and want an independent assessment before you sign anything, get in touch with our team today.
Buying a house in Ireland right now is, without a doubt, very difficult. High demand and fierce competition paired with a stagnant housing supply results in high prices, bidding wars, and long queues for in-person tours.
For first-time homebuyers in Cork or elsewhere in Ireland, careful planning is a must if you want to get a head start on the competition. Knowing what to expect in the house buying process in Ireland can save you time, money, and headaches, which is why we’ve put together this list of the key steps to buying a house in Ireland. As consulting engineers based in Cork, we hope that every prospective homeowner is armed and ready with these helpful tips.
Work Out What You Can Actually Afford
The first and perhaps one of the most important steps to buying a house in Ireland is to purchase within your means. Be reasonable with yourself and your expectations and be realistic. Of course, finances are closely linked with the location of the property, so it’s also a good idea to make some basic decisions about locations here.
Assuming you will purchase with a mortgage loan, work out how much your monthly repayments will be, and don’t forget to account for additional maintenance and repair costs. Most buyers eligible for a mortgage loan can expect around 3.5x their gross annual income from Irish banks, but a 10% deposit is typically required. E.g. for a house costing €350,000, the buyer must pay €35,000 (10%) up front.
If you’re a first-time homebuyer, consider the Help to Buy scheme and/or First Home Scheme. If you meet the eligibility criteria, you could save tens of thousands of euros.
You should also try to remember that any time you see a listed selling price, add on a few % to account for additional and necessary costs, such as solicitor fees, Stamp Duty, property valuation fees, and moving costs. It varies, but usually, it’s a few thousand euros you must have ready in addition to the purchase price.
Get Mortgage Approval in Principle
Working out the “napkin maths” of home purchase costs in Ireland is a good start, and it’s enough to fidget around with mortgage rates and terms. Once you’ve narrowed down your budget a little more and perhaps have started viewing some properties, you should start to be a little more specific with mortgage calculators (most major banks have free online mortgage calculators) and applying for an Approval in Principle (AIP).
An AIP is a lender’s preliminary indicator, telling you how much they’re willing to lend. It’ll remain valid for about six months and can help you stick within a realistic budget. Estate agents take them more seriously, putting you in a better position when making offers. You typically need to show documentation including payslips, bank statements, proof of deposit, and employment details to request mortgage approval.
Lastly, banks and other financial institutions are mortgage lenders, and they do offer different rates and terms, so it’s worth shopping around.
Find Your Property
Surely as a homebuyer, you’re already using (or should beusing) Daft or MyHome to find your ideal property. But are you tapping into local knowledge and expertise? Local estate agents can give you a much better impression of a particular neighbourhood’s market dynamics, realistic selling prices, and potential.
Furthermore, are you certain that the selling price is within reason for a particular home? The Property Price Register can give you exact historical data on how much your desired home, and/or those within the area, have sold for.
Keep in mind that homes sold in Ireland must have a Building Energy Rating (BER). Energy efficiency is quite valuable nowadays, so higher BER-rated properties may be more desirable.
Don’t neglect the costs of remodelling and renovation, either. Old homes may sometimes be quite cheap, but you could be looking at tens (or even hundreds) of thousands of euros to make the home habitable.
Make an Offer
Once you’ve narrowed down a desirable home in a desirable location at a reasonable listed price, and ideally with a mortgage Approval in Principle, you’re well-prepared to start making offers.
But before you come out guns blazing, keep in mind that in Ireland, offers are not legally bindinguntil contracts are signed. Buyers can withdraw at any point, for any reason, before the contract is signed.
Set a price ceiling and stick firm to it, but on the other hand, be willing to negotiate fairly with the seller. Remember that the home’s selling price takes into account the visible, stated condition of the home. We’ll touch on this more in our next point, and it’s important because the way a house looks doesn’t always reflect the actual condition!
Once the seller agrees to an offer, you’ll have to pay a booking deposit to your estate agent to secure the sale. This can be refunded up until the signing of the contract. Inform your solicitor at this stage.
Commission a Pre-Purchase Survey
The three biggest factors in the price of a home in Ireland are location, location, and location. Assuming you’ve followed the above steps, you already have that secured. Now, when it comes to assessing the value of a home, one of the biggest mistakes to avoid is to assume that a house’s stated condition (reflected in the price and the mortgage valuation) is the same as its actual condition (not necessarily reflected in the price).
In Ireland, caveat emptor “buyer beware” is the norm in real estate. Legally, the buyer is responsible for the home, including remediating any faults or defects which could have been inherited from the seller. Given that some repairs (e.g. roofing, framing, or even foundations) can easily cost tens of thousands of euros, and many of these faults may be invisible to the naked eye, how can you avoid being stung by a slew of costly repairs on your new home?
The answer is quite simple: Pre-Purchase Surveys from qualified surveyors and engineers. These surveys differ from mortgage valuations because they look at the actual conditions of a property and all of its elements, e.g. dampness, mould, rot, structural stability, roofing, plumbing/electrical/HVAC, presence of unauthorised modifications, and much more.
Thousands upon thousands of homes in Ireland, especially older homes, are full of faults and defects. Many may be cosmetic or simple home improvement projects, others may be extremely costly and necessary for safety and to bring the home into compliance with Irish standards and local council authorities.
The pre-purchase survey allows homebuyers to negotiate a fairer price with the seller, request that works take place as a condition of the purchase, or simply to walk away from a bad deal altogether. These surveys cost very little compared to the potential cost of repairs, not to mention the headaches or even the health hazards that could be present in the home.
These surveys are for second-hand homes, but if you’re buying a new build, you should consider retaining a Snag List Inspection instead.
The Legal Process of Buying a Home
This particular step can appear daunting to a first-time homebuyer in Ireland, but it doesn’t need to be. A solicitor is necessary when buying (or selling) a home in Ireland, and they’ll look after the essentials, but they are also quite helpful in various stages of the transaction (conveyancing) process.
Firstly, your solicitor will help you review the sale contract, conduct title searches, and can identify any legal issues with the property (e.g. covenants). In other words, they’ll make sure everything’s good to go.
Your 10% deposit is due when signing the contract with the seller. The contract, once signed, is legally binding and it formalises the sale. Your solicitor will then finalise the process by going through the closing process, doing title checks, transferring funds, and helping with mortgage drawdown. On closing day, you receive the keys to your new home and the funds are transferred.
Getting the Keys
With keys in hand, the property is now yours and it’s certainly an appropriate time to celebrate and to organise a housewarming party! Before getting too carried away, however, try to get a few things done after moving in, and the sooner, the better.
First, make sure that you change the locks and have new keys cut. Set up accounts with local utilities (water, gas, electric), internet provider, and home insurance. Change your registered address with Revenue, your bank, electoral register, and notify others of your new address. Make sure to register for Local Property Tax, too.
Buy Your Home with Confidence and Peace of Mind
While looking for a new home in Ireland can be quite exciting and definitely stressful, it doesn’t need to come with the added stress of moving into a home riddled with costly repairs that now fall on your shoulders.
Buying a home isn’t something we do every day; it’s one of the single biggest financial decisions of our lives. Following the steps to buying a house in Ireland gives you a head start, while retaining a pre-purchase survey or snag list gives you confidence and peace of mind that the property’s listed price fairly represents its actual condition. BCE Consulting Engineers can assist with professional pre-purchase surveys and snag lists before contracts are signed, empowering homebuyers in Ireland.
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.
There are some common assumptions that many of us take on good faith, and when it comes to buying a home, those assumptions could end up leaving us with the burden of expensive, unanticipated repairs. It isn’t just a matter of the previous owner neglecting to keep up with maintenance, but even they could have purchased the home with numerous undocumented or compliance issues.
Planning permission issues in Ireland are unfortunately quite common, and thousands of homes have all sorts of issues, such as unauthorised works. Naturally, these issues can be quite problematic, and you may be subject to consequences such as issues with your mortgage drawdown, non-compliance with your home insurance policy, face difficulties for future planning applications, and the eventual resale of the home down the line.
A professional pre-purchase survey conducted by qualified engineers and surveyors can identify these issues before you finalise the transaction, giving you peace of mind that you’re getting a fair deal for the property and are aware of any necessary or desired remedial works that must be completed.
Why Planning Permission Issues Are Common in Second-Hand Homes
Homeowners commonly assume that small projects don’t require any planning permissions. Perhaps a little shed in the rear garden is no issue, but building a large, habitable granny flat is another story entirely. It could also be the case that older projects were completed long before (or just before) planning rules were established or tightened, so they may predate current planning compliance. If a project was completed under “exempted development,” it isn’t necessarily compliant – it may be provided that specific conditions have been met, which is often overlooked by homeowners.
Planning compliance for second-hand homes is essential for catching any such works. Things like attic conversion planning permissions in Ireland can be fairly strict, and usually for good reason, but that still doesn’t stop a lot of homeowners from going ahead with full conversions and ignoring any required certifications.
If the previous owner (or even earlier owners) made such changes, the liability still falls upon you, the buyer. A professional engineer report can help you catch things like unauthorised extensions in Ireland and sort out any pre-purchase survey planning problems before you make a deposit and finalise the purchase.
Common Planning Permission Problems Found in Pre-Purchase Surveys
What are the most common pre-purchase survey planning problems that prospective homebuyers and engineers in Ireland come across? Here are a few of the top ones:
1. Unapproved Extensions
Sometimes, single-storey and two-storey extensions are built without the requisite planning permissions. Other times, extensions are not built in compliance with the building code (e.g. Building Control Act, 2014) or their usage is not in line with permitted utilisation as per zoning laws or local council planning authorities.
Extensions which exceed exempted development limits or have poor documentation, or worse, are missing certifications altogether, can hamper future extension plans and, in some cases, may need to be demolished.
2. Attic Conversions Done Without Compliance
Attic conversion planning permission in Ireland is fairly strict when it is required. In many cases, it is considered an exempted development so long as the conversion does not drastically alter the external appearance of the roof and no structural changes are made to the roof. Basically, things like adding insulation or carpet, or fitting a Velux window to the rear of the roof, do not require planning permission.
Converting an attic into a habitable space usually does require planning permissions, and they’re always necessary when making structural changes to the roof such as adding a gable or adding a window to the front or sides of the roof. Non-compliant attic conversions often lack structural approval, can pose serious fire safety breaches as there are non-compliant escape routes, and they’re often listed on rental websites as “bedrooms.”
3. Garage Conversions Without Permission
A garage is intended to store your vehicle and be a non-habitable space, although it’s fairly common to store belongings there. Small changes to a garage often don’t need planning permission, but significant changes do. Things like changing its intended use (e.g. converting it into a living space) normally involve significant work, as garages are typically not insulated or structurally sound for uses other than storing vehicles.
Homeowners with a converted garage may face challenges such as having the home’s BER certification affected, issues with their home insurance policy, or getting mortgage approval.
4. Altered Internal Layouts
One of the most common planning permission issues in Ireland is a home with an altered layout. Again, marginal changes like decor or painting interior walls are no big issue but tearing down a load-bearing wall or making changes to the foyer or staircase, for example, requires adequate planning permission.
Structural changes like these can affect the structural integrity of the home, affect fire escape routes, and the work may or may not be in compliance with the building code.
5. Boundary Changes or Encroachments
Property conveyancing and the legal transfer of land entail verifying the property cadastral and its boundary lines. While it’s just invisible lines on a map, there are real-world implications that sometimes get blurred over the years. Gardens or fences may be located incorrectly and encroach on adjacent properties or public right-of-way or easements. Shared walls could be modified incorrectly and cause encroachment of one property onto another.
Planning compliance for second-hand homes involves verifying all of these important matters so as to avoid issues from solicitors and, quite likely, property disputes that may arise in the future.
6. Windows or Doors Changed Without Permission
Adding new windows or doors might not seem like such a big deal, but they do affect the structural integrity of a home as they enlarge openings and modify the load-bearing characteristics of the home. Adding a window or door (or multiple) requires permission, not only for structural reasons (important) but also for privacy reasons. Side-facing windows overlooking neighbouring properties could be considered a violation of privacy by local planning authorities.
Replacing an existing window does not require planning permission, but installing a new window in an opening made to an existing wall does. Some exceptions exist, but non-compliant windows and doors can invalidate exempted development status.
7. Non-Compliant Sheds / Outbuildings
A little shed, greenhouse, or other ancillary building does not generally need permission so long as it’s erected in accordance with Planning and Development Regulations. What sometimes happens, however, is that homeowners exceed these regulations and build a shed that’s too large, for example.
Outbuildings such as sheds must not be located in the front garden (only the rear garden), exceed 3m (flat roof) or 4m (pitched roof) in height, or be used for habitable purposes. Granny flats and rental units, commercial activities, and storage of poultry or livestock are prohibited and homeowners must apply for planning permission for any of these non-conventional uses of outbuildings on their property.
Why Planning Compliance Matters for Buyers
Planning compliance is something that prospective homebuyers might assume falls on the current homeowner (the seller), so it’s nothing to worry about. This is not the case at all; homebuyers are responsible for the actual condition of the home, which could include inheriting a laundry list of issues from previous owners and one or more cases of non-compliance.
Some of the potential issues that a homebuyer may face include:
Stalling your mortgage drawdown
Void insurance policy or higher premiums
Solicitors telling you not to purchase the property or refusal to sell
Planning retention and the potentially high costs of regularisation
Lower resale value
Challenges getting planning permission for future works
Once you’ve finalised the purchase of the home, all of these could come back and hit you with a vengeance. A pre-purchase survey helps you avoid them.
How a Pre-Purchase Survey Identifies Planning Problems
Pre-purchase home surveys are thorough and comprehensive, looking at all essential elements of a property, inside and out. Engineers check for the following during an inspection:
That all physical structures located on the property match with planning records
If works fall under exempted development and are valid
If there are visible structural risks due to illegal modifications
That there is adequate attic safety, presence of fire escape routes, and sufficient structural support
Boundary lines are correct and in accordance with cadastral mapping, and that there are no encroachments
The presence of poor workmanship, which often means DIY or unauthorised builds
Compliance with Irish Building Regulations
Homebuyers get full clarity before finalising the purchase of their new home, and a pre-purchase survey gives peace of mind and can help them renegotiate the sale price, request retention from the seller, or simply to walk away from the transaction.
When You Need Planning Regularisation (Retention Permission)
Planning regularisation (or retention permission) is a process which lets homeowners apply for planning permission after works have been completed which did not have the requisite permission. To deter people from making unauthorised alterations or modifications to their property and doing this instead of requesting planning permission properly in the beginning, the fee for applying is three times higher for retention permission.
Just like with normal planning permission applications, retention permissions are not automatically guaranteed, although a large majority of applications do get approved. The local planning authority uses the same criteria to assess the application, and the timeline may be the same provided that you’ve submitted everything accordingly and the works are compliant with all relevant standards.
Avoid Costly Planning Permission Mistakes and Retain a Pre-Purchase Survey in Cork from BCE Consulting
There are many visible issues that could become your responsibility when purchasing a second-hand property, and a great deal of invisible ones that could end up costing you potentially tens of thousands of euros to remediate.
Planning issues are important to know about, ideally sooner (before signing any contracts) rather than later (after the key is in your hands!). Pre-purchase surveys are the best way to confirm any existing planning compliance problems before spending your hard-earned money, and they give you peace of mind about the actual (not stated) condition of the home.
A pre-purchase survey is not a legal requirement to buy a home in Ireland, but it may be mandated as a condition of applying for a mortgage with your bank or financial lender. Many Irish homebuyers incorrectly assume that their bank will tell them specifically which survey they need, so it’s important to understand the bank’s requirements and to commission the correct type of survey for your desired home.
Although around 60% of Irish homebuyers do commission a pre-purchase survey of their own volition, many banks are now increasingly asking buyers to get one done in order to qualify for a mortgage and to lessen their own risk.
In Ireland, there is a principle of caveat emptor, “buyer beware,” which means that the buyer is responsible for any issues detected after closing the transaction and becoming the legal owner of the property. If there are no issues, then it’s no worry. In many cases, however, there are several issues which can cost thousands of euros to remediate and as the buyer, you’ll have to foot the bill for it all.
What Banks Check vs What Engineers Check
What do banks check during a valuation when you apply for a mortgage for a home, and what do engineers check during a pre-purchase survey? In short, they tend to check for two very different things. Here is a detailed breakdown of what banks check during a property valuation, compared to what an engineer looks for during a pre-purchase survey:
Bank Valuation
The market value of the home, in relation to surrounding properties, market trends, and the visible condition of the home.
A quick visit (perhaps 15-30 minutes, sometimes even remotely) to inspect the condition
The survey asses the bank’s risk for the collateral (the home) to approve/deny a mortgage loan
Does not entail any structural inspection beyond surface-level
Does not identify defects with the property which could detract from its value
Pre-Purchase Survey
A full structural inspection, including all relevant elements, e.g. structural integrity, plumbing, electrical, HVAC, etc.
Mainly done to protect the buyer against making a poor purchase or paying too much for a property full of defects
Identifies all necessary and remedial works to be done, including any defects, dampness, structural problems
Identifies compliance issues which could be problematic with local planning authorities, e.g. unauthorised sheds, attic conversions, etc.
Can be used to renegotiate an offer from a seller or simply to walk away from the transaction
In brief, a bank valuation estimates the market value of a property for the purpose of lending, whereas a pre-purchase survey assesses the actual condition of a property, primarily for the purpose of informing the buyer of any defects.
Do Banks Require a Pre-Purchase Survey?
Banks and financial lenders in Ireland do not legally require a structural survey, but it is common for them to encourage buyers to get one for their own benefit. Furthermore, some lenders are now asking mortgage applicants to retain a pre-purchase survey, especially for older homes. Homes built before 1963 or that are 80-100 years old (or even older), or that have visibly deteriorated, often require a pre-purchase survey as a condition of being approved for a mortgage loan.
Generally, the idea is that banks cannot and will not force you to pay for a pre-purchase survey, but in the likely event that one or more defects are found after the purchase, it is the buyer’s full responsibility.
Several of the biggest banks in Ireland have the following recommendations with regards to pre-purchase surveys:
AIB: pre-purchase survey is recommended, but not mandatory
Bank of Ireland: only a property valuation is required
PTSB: only a property valuation is required
Credit Unions: most recommend a pre-purchase survey, all require a property valuation
Why Solicitors May Require One
A solicitor is needed when purchasing a property in Ireland as they provide essential services such as conveyancing, legally transferring the title, and ensuring that the transaction and the property itself is compliant. Compliance is important and it’s fair to have doubts, so a solicitor may require you to retain a pre-purchase survey before proceeding with the conveyancing.
Reasons why a solicitor may need one include:
It protects you, the buyer, from inheriting issues which can be potentially very costly
It ensures that any existing extensions or alterations to the property are compliant
It avoids any implications that may arise with your title or home insurance
It identifies any boundary problems such as encroachments
It is part of their own due diligence and for yours, especially as a first-time homebuyer
It gives you peace of mind and clarity about the actual, not stated, condition of the home
Risks of Skipping a Pre-Purchase Survey
If around 3/5ths of Irish homebuyers get a pre-purchase survey, even when it isn’t a legal requirement, then what does that say about the other 2/5ths? For some, it’s a little bit of money saved, assuming there is nothing out of the ordinary with the home. For many, it’s a costly affair to have to repair and maintain all sorts of unanticipated problems, all of which wouldn’t be your responsibility if you had gotten a pre-purchase survey!
Some of the hidden issues that can be identified by an engineer or surveyor during a pre-purchase survey include:
Presence of dampness and mould
Structural damage and cracks, e.g. foundation walls
Rot or deterioration of the roof
Non-compliant extensions and other works
Fire safety issues
Boundary encroachments
Some problems, like a faulty bathroom fixture, might only cost you a couple hundred euro. A rotten roof with rafters precipitously in need of replacement could easily run you tens of thousands. Skipping a pre-purchase survey could leave you paying far more than anticipatedlater on, so don’t skip the survey and save yourself the headaches.
How a Survey Helps with Mortgage Approval
Banks and other mortgage lenders in Ireland want to be sure that the collateral asset, your desired property, is worth approximately what they determine in their valuation report. A home with several major issues could drastically reduce the value of the property and make it far riskier for the bank to approve a mortgage.
Some of the indirect benefits of a pre-purchase survey for mortgage approval include:
It identifies issues sooner rather than later, allowing for remedial works to take place if necessary
It allows the buyer to renegotiate the offer with the seller, either reducing the cost by the estimated amount or having the seller perform these repairs at their own expense as a condition of the sale
It prevents mortgages from being denied due to structural problems, since all issues are laid out before the contract is signed
It shows mortgage lenders that the property is a sound long-term security
It makes the mortgage drawdown process simpler and clearer
When You Need a Snag List Instead
While pre-purchase surveys are common for second-hand homes in Ireland, don’t mistakenly think that new build homes are safe from issues. Naturally, second-hand homes have wear and tear and accumulated damage which a pre-purchase survey can identify, but a new build can have several issues such as non-compliance with building standards and regulations. Structural problems are not as likely (but still possible) on a new build, but things like finishes or poor quality of workmanship can still become inherited by you, the buyer, after the purchase is concluded.
For new builds, a snag list is a similar type of survey that consists of periodic inspections to a building site of either a new build home or a renovated home. It identifies:
Poor quality workmanship
Missing or incomplete fittings
Cosmetic flaws and issues
Ventilation or compliance problems
As with pre-purchase surveys, a snag list does not replace a bank’s valuation report. Instead, it gives homebuyers clarity and allows them to renegotiate the sale of the property, request that the seller’s contractors remediate any issues detected, or to step away from the transaction altogether.
Retain a Pre-Purchase Survey or Snag List in Cork from BCE Consulting
Whether you’re planning on buying a new or second-hand home, any number of issues could be hidden away from the seller (intentionally or not). In Ireland, any such problems become your responsibility once you legally own the property, so the best way to avoid headaches and having to fork over potentially tens of thousands of euros on remedial work is to retain a pre-purchase survey (for second-hand homes) or a snag list (for new builds) from a qualified engineer or surveyor in Cork such as BCE Consulting.
Banks don’t require you to get one, but many recommend it, strongly even, and it is one of the smartest decisions an Irish homebuyer can make. Protect your investment, make fairer negotiations, and avoid costly surprises by getting a pre-purchase survey or snag list from BCE Consulting today.
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