Frequently Asked Questions (FAQs)

Steel is required in most designs becauce of the doube-height spaces and large expanses of glass but the extent and cost will vary depending on client changes, ground conditions and wind loading.  We have an allowance for steel within our CPS kits, but not our SIP kits.  This is due to our suppliers pricing methodolgy.

Our Closed Panel Sigma II (CPS) is an advanced form of timber frame.  Most kit house companies use standard studs with polyisocyanurate (PIR) insulation fitted externally to try and obtain a good u-value. This can be expensive and difficult to fit.  Oil-based insulation and cold-bridging are eliminated with our 235 studs. 

Outline Planning Permission establishes whether the development of a site is acceptable in principle. However, it does not grant approval for the specific design or layout of a house. To proceed, a separate application for Permission Consequent on Outline Permission (also known as a detailed or full planning application) must be submitted to finalise the design and other site-specific details.

If you are purchasing a site, it is essential to check whether Outline Planning Permission has been granted and whether any conditions apply, particularly in rural areas where local needs criteria may be enforced.

The names of our kit house designs follow a simple system. First, we use a prefix to indicate the design range:

• ‘AGH’ stands for Airigh
• ‘LH’ stands for Longhouse
• ‘ALH’ stands for Accessible Longhouse
• ‘WH’ stands for Whitehouse
• ‘TH’ and ‘UH’ models are from our Steading range.

The subsequent numbers indicate the design and how many storeys it has: so, LH102 is the first design from our Longhouse range, and has two floors.

We also use suffixes to indicate if a porch extension (P) or dormer window (D) has been added to the core design.

The package price depends on the type of package you choose. Our base prices are for supply only, which excludes delivery, any required steel (determined by project-specific engineering and influenced by house type, design amendments, ground conditions, and wind loading), external finishes, and additional options such as an internal joinery pack, kitchens, or bathrooms.

In the Republic of Ireland, the standard VAT rate of 23% applies to the supply of building materials.revenue.ie

However, the reduced VAT rate of 13.5% applies to construction services, including installation. revenue.ie

Therefore, if you opt for a supply and erect package, the 13.5% VAT rate would apply to the installation services.

Self-builders in Ireland can reclaim VAT on eligible materials through the Value-Added Tax (Refund of Tax) (No. 15) Order, 1998 after project completion. This allows for the refund of VAT paid on materials used in the construction of a new dwelling.

The remainder of the build will be managed by the contractor of your choice. Alternatively, if you choose to self-build, you will be responsible for coordinating trades and sourcing materials, potentially undertaking some of the work yourself.

In Ireland, securing a building plot often requires local knowledge and proactive searching. Some of the best sites are not formally advertised, so we recommend:

• Speaking with locals in your preferred area, as landowners may sell privately.
• Registering with local estate agents to be notified about upcoming opportunities.
• Checking county council land auctions, as some councils dispose of surplus land suitable for self-builds.

For a more active land search, consider working with a land agent or planning consultant who specialises in self-build plots. Unlike in the UK, firms such as DM Hall do not operate in Ireland, but local auctioneers and specialist estate agents can assist.

Online Resources:
There are also websites that list building plots for sale, such as:

• Daft.ie (Ireland’s leading property website)
• MyHome.ie
• Landdirect.ie (for checking land ownership and boundaries)

A planning consultant may also help assess a site's development potential before purchase, particularly regarding zoning, planning restrictions, and local needs policies in rural areas.

To view the indicative floorplans of our houses you need to register with us. Use the 'register' link on the left hand menu bar. Once you have registered with us you will be able to log in at any time to view floorplans and other information about the designs.

Obviously your choice of building plot is largely down to your own requirements but there are some basics to think about:

• Is the location right for you - does it have the views you want, access to local shops etc?
• Are there any restrictions like a local connection rules that will disqualify you from buying?
• Does the plot have at least Outline Planning Permission (or Planning in Principle) and if not, how likely is it to get permission?
• Are there any onerous planning conditions which may unsettle you or your mortgage company? This is one for your solicitor to look into.
• Is the plot the right size and shape for your needs?
• Are services such as electricity and water nearby? Will you be able to get these services if not? Will you need to organise a borehole if you can't get mains water?
• Will it be expensive to prepare the plot for building because of difficult ground conditions and/or the requirement for a long access road? This can be difficult to ascertain and it may be advisable to consult with a qualified surveyor before purchasing
• What will the sewerage arrangements be? Mains? Septic tank and soakaway, or some other arrangement?
• Will the plot be easy for builders to access when it comes to building and is there an area for setting down materials?
• Cost is often an important factor - can you afford the site without eating into your building budget?

It's a good idea to listen closely to the advice of local estate agents who know the area. Speak to the local Planning officer to see if he can provide any further information. You may wish to speak to a surveyor. Always take legal advice before making any definite decisions.

Got to the plot considerations page in our Guidance section for more information, and we also recently did a webinar on this topic which you can find here.

In Ireland, Detailed Planning Permission (D.P.P.) is commonly referred to as Full Planning Permission. It is required before construction can begin on a new home.

To apply, you must submit a full planning application to your local authority, which typically includes:

• Architectural drawings (floor plans, elevations, and sections).
• Site layout plan and location map (ordnance survey-based and to scale).
• Site notice (erected at least 5 weeks before a decision).
• Newspaper notice (published in an approved local newspaper).
• Percolation test report (if a septic tank is required).

If you choose HebHomes, we will provide the design drawings needed for your application. However, you will need an architect or planning consultant to prepare the site-specific documents and submit the application on your behalf.

The local authority typically takes 8 weeks to issue a decision, though this can be extended if further information is requested. If granted, Full Planning Permission is usually valid for five years.

Once you have Full Planning Permission, you must submit a Commencement Notice to comply with Building Control regulations before starting construction.

No, HebHomes does not currently offer a full Turnkey service in Ireland, though we hope to in the future.

However, we do provide:

• Supply & Erect packages to bring your home to the wind and watertight stage (Stage 1), working alongside your appointed contractor.
• Supply-only kits, which your chosen builder can purchase directly from us and incorporate into their full build service.

If you have a local builder in mind, you can provide them with details about HebHomes and your chosen design. They can then arrange the full build and liaise with us to purchase and erect the kit.

We always recommend seeking professional advice when selecting a contractor to ensure quality and compliance with Irish building regulations. 

These are industry standard terms denoting a particular stage of the build process. This would usually mean that the kit shell has been erected on the foundation, the windows and doors have been fitted and the roofing and wall membranes have been applied.

Your house will still let in water at this stage. No house is truly weathertight until the roofcovering (e.g. slates) and external cladding (e.g. blockwork) have been applied, and all gaps sealed up. It is perfectly normal for windblown rain to drive into the kit at this stage and your own building contractor should take measures to begin sealing up the house as soon as possible after the kit is up.

The internal floor area is the approximate total floor area (ground and upper) of the house measured in square metres.

In Ireland, self-build mortgages are available from several banks and specialist lenders. While HebHomes does not have specific finance partners in Ireland, you may consider the following options:

• Main Banks: AIB, Bank of Ireland, Permanent TSB, and Haven offer self-build mortgage products.
• Specialist Lenders: Finance Ireland and ICS Mortgages provide tailored self-build finance.
• Credit Unions: Some local credit unions offer self-build loans with flexible terms.

Self-build mortgages in Ireland typically require stage payments, meaning funds are released at key milestones in the construction process. You will usually need:

• Full Planning Permission before applying.
• A fixed-price contract or detailed cost breakdown.
• A valuation report confirming the expected end value of the home.

For eco-friendly builds, the Green Mortgage from Bank of Ireland and other lenders’ green home options may offer reduced rates.

We recommend speaking to a mortgage broker experienced in self-build finance to explore the best options for your project.

A location plan shows the area in which your plot/proposed plot is located. It allows a Planning officer to pinpoint where your site is. It is also used for purposes of informing neighbours of the location of your proposed development.

A site plan (sometimes called a block plan) shows the site in more detail with your proposed house positioned upon it. It also shows other information such as the position of the access road and the drainage arrangements.

These plans obviously vary greatly from site to site, hence they are not provided by us as standard. They are, however, required for Planning and Building Warrant applications. We can drawn these up for you for an additional fee or may wish to get a local architect or technician to draw them up instead.

Our range of homes has been carefully architect-designed to make excellent use of space and light. We stand by the integrity of our designs.

We understand that clients will sometimes require alterations to their chosen design. For example, your site may require the house plan to be mirrored, or you may require a larger window to the gable or an extra velux window. Simple design amendments can be undertaken for a nominal charge, although changes will also affect the kit price.

Bear in mind that there are several steps in the pricing, design, engineering, ordering and production phases which will need to be re-evaluated if you request modifications. So the extra cost of modifications can quickly add up. The financial savings of building a kit house over a bespoke architect-designed house spring from the fact that they are pre-designed and engineered. So modifying something pre-designed will always cost more and take more time to achieve.

Beyond simple alterations, a full bespoke architectural design service can be provided by Dualchas Building Design.

No. We do not sell the plans for our designs separately. The plans are provided as part of the package when you purchase one of our kits.

Any use of our designs without our express permission will be considered breach of copyright and we will take immediate action to recover costs.

If you are not able to connect to a mains sewerage system, you will be required to install a private septic tank or treatment plant. The run-off "grey water" from the system is often discharged in to a specially constructed percolation pit, known as a soakaway. A more eco-friendly alternative to this is to construct a reed bed.

In order to obtain consent for the above, you will be required to carry out a percolation test. This is a test to examine what the ground conditions of the site are like in terms of drainage. It is important to know this so that the correct arrangements can be made for dealing with surface water, soakaways from septic tanks etc.

Local authorities require evidence to be submitted along with Planning applications showing that this test has been undertaken. The test must be undertaken by a consultant approved to perform such tests. The approved consultant will charge a fee for this service. Check the internet for Drainage Consultants in your local area.

In Ireland, after obtaining Full Planning Permission, you must ensure compliance with Building Regulations before construction begins. This is typically done through the Building Control Management System (BCMS).

Building regulation drawings are detailed construction drawings that demonstrate how your house will meet all Irish Building Regulations. These include:

• Structural details (e.g. foundations, walls, roof).
• Insulation and energy efficiency measures (to comply with Part L of the regulations).
• Fire safety provisions (Part B).
• Drainage and wastewater layouts (especially if using a septic tank).

If you opt into the BCAR (Building Control Amendment Regulations) process, an Assigned Certifier (usually your architect or engineer) will oversee compliance and submit these drawings through BCMS.

If you opt out (available for one-off houses), you must still follow Building Regulations but do not need formal certification. Instead, you submit a Commencement Notice and take full responsibility for compliance.

HebHomes provides construction drawings for your kit house, forming a key part of the building regulation drawings. However, your architect or engineer must complete site-specific elements like drainage layouts and service connections. We can liaise with them and provide electronic copies of our drawings as needed. Your Irish agent must also check our drawings for compliance with Irish regulations. 

We understand that people like to get a feel for the total build cost of their house at the start of the process. We will discuss notional costings with you so that you are sure that your budget matches your ambitions. You can aslo access an Order of Costs spreadsheet by clicking the 'turnkey' button on our house pages. 

HebHomes can also organise for a Quantity Surveyor (QS) to price your chosen design and update your Order of Costs. There is a fee for this so please check with your project manager expected costs, but it is strongly advised that you get site specific costings whilst we await planning. As much information about your site, and your choice of finishes and heating system will allow the costing to be fairly accurate. This will enable you to progress with your project with confidence.

There are a great many factors which govern the total build cost of a house. These include the quality of materials (bathrooms, kitchens, flooring etc) you choose, site conditions, ease of getting services to the site, length of access road and local construction market conditions generally.

HebHomes is experienced in dealing with all sorts of builds in a variety of locations, so please discuss through your ideas, and your budget with us. You could also get an idea of your costs by using our budget planner and inputting your own estimated figures.

Yes, you will need an architect, planning consultant, or other qualified professional to guide you through the planning and construction process.

HebHomes does not provide a Planning and Building Control service in Ireland, so we strongly advise appointing a local professional to:

• Act as your agent for planning applications, ensuring compliance with local planning policies.
• Prepare site-specific drawings, including drainage layouts and percolation test reports.
• Manage the Building Control process, including compliance with BCMS and, if required, the Assigned Certifier role under BCAR.
• Tender your project and arrange contracts with your builder.
• Supervise construction to ensure quality and compliance, including providing stage valuations for mortgage lenders.

We can liaise directly with your architect or agent, supplying them with the necessary kit drawings and technical information to support your project. Hebhomes suggest using DACA Architects of Dublin.  They can be contacted at [email protected].  

It is important that the construction of your house complies with all relevant building standards. The easiest way to ensure this is to employ a contractor who is registered with the National House-Building Council (NHBC). This will mean that the contractor is obliged to comply with all NHBC standards when building the house. It will also mean that your build is covered under the terms of the NHBC warranty.

If you are not intending to use an NHBC builder you will have to arrange another form of build-quality certification. An architect or surveyor may be able to perform this service for you. You could also consider a self-build warranty such as the NHBC Solo scheme.

HebHomes does not currently have affiliated contractors in Ireland, but we hope to in the future. In the meantime, you will need to source a local builder to construct your home.

Ways to Find a Builder

• Your Architect or Agent – They often have trusted contractors they can recommend.
• Word of Mouth – Speak to locals who have recently built homes.
• Online Directories – Websites such as RIAI.ie (Royal Institute of the Architects of Ireland) and Construction Industry Federation (CIF.ie) list reputable builders.
• Trade Associations – The National Guild of Master Craftsmen (nationalguild.ie) can help you find vetted professionals.
• Local Estate Agents & Suppliers – Builders often have relationships with local timber merchants, hardware stores, and estate agents who can offer recommendations.

Tendering Process

Once your Building Regulation drawings are finalised, your architect or agent can tender the project to multiple builders. The standard process involves:

1. Inviting three to five reputable firms to submit a price.
2. Reviewing quotes carefully – the cheapest option isn’t always the best.
3. Ensuring the builder has experience with modern construction methods (such as SIPs if used in your HebHome).
4. Checking references and verifying insurance & certification.

We strongly advise engaging a professional contract administrator (your architect, engineer, or QS) to oversee the process and ensure all work meets Irish Building Regulations.

Once we have received your signed contract and engagement fee the process can get underway. We will provide the following drawings and info to you or your agent:

Detailed Planning Application Stage:

• Plans, elevations and a cross-section of the house design

Building Warrant application stage:

• Detailed Building Warrant plans, elevations and cross sections of the house design
• Set of our standard detail drawings
• General specification document
• Kit structural calculations (for the kit only)
• SAP calculations (generic only)

Prior to start of build on site:

• Panelised drawings of the house kit
• NHBC (National Housebuilding Council) Standards CD-ROM
• TRADA book of timber detailing (for timber-clad projects only)
• Kingspan standard details (SIP only)

We do not provide:

• A structural certificate for the full build (often referred to as SER certificate)
• Certification of foundations, or foundation drawings specific to your site
• Site specific drawings such as block, drainage and location plans
• Certification of monitoring or valuations

Our installation team do not fit the rooflights as part of our erection service for two reasons. Firstly, the exact height of the rooflights above the SIP roof must be known so it can be fitted accurately. This height can vary depending on slate and batten thickness. If we were to fit invariably the rooflight would have to be lifted out and adjusted.

The primary reason we do not fit however is to prevent water ingress. If we fitted the rooflights they could be left exposed for a considerable period while the main contractor organises his roofers. This can mean water pouring into the building and damaging the chipboard flooring.

For these two reasons we do not fit the Fakro rooflights.

Pros
• Great quality product at a competitive price
• Lifespan of 40 years +
• Connections to agricultural heritage - planning

Cons
• It can be more expensive to repair if larger sheets need to be replaced (vs. tiles)
• It requires more maintenance than slate roof

If building close to the coast we would recommend an aluminium roof rather than steel.  This is more resistant to seawater corrosion but is more expensive. 

40 years +

Companies will typically over warranties of 30 years for their metal roofs if fitted as manufacturer's instructions. 

The Ecology Building Society asks for this in their Self-Build C-Change mortgage. A SAP value of 85 or above is required. This is something that we will manage through the building warrant stage to ensure it is met. The SAP result is determined by various elements of the house, including orientation to the sun, the heating system as well as the building fabric.  

Pre-planning consultation is important if you do not have any planning permission on your site and are unclear whether it is likely it can be obtained.  Forms can be accessed from the relevant council website and are straightforward to fill in.   It should be noted that pre-planning applications are not a priority and can lead to delay with many councils no longer providing any pre-planning service. The input of a planning consultant such as Studio Charrette is the best opttion to make sure that the correct approach is taken. Their standard fee is around €200 for a desktop study. 

Planning in Principal or Outline Planning if approved will mean that the council has agreed that a house can be built on a plot.  This gives the land value but it is importnat that reserved matters are checked.  As well as the design not having been approved, it is often the case that a workable sewerage system as not been designed, road access has not been considered as well as services connection costs and availablity. 

Hebhomes generally recommends using a high quality timber cladding such as Scottish Larch.  Larch is extremely resiliant - and has the qualities of a much more expensive hardwood. The secret to its longevity is in the detailing.  If Hebhomes details are correctly followed larch cladding will last over 50 years.  But remember damaged timber can be easily replaced. 

Siberian Larch is now extremely difficult to obtain, hence why we have opted to use our home-grown variety instead as standard. It is illegal to import Siberian Larch at the moment, and what supplies that are existing in the UK are quickly dwindling. 

If you would like black timber we would suggest a thermally adjusted timber such as Abodo or Thermopine.  This timber will not expand or shrink in the heat unlike timber that has been oiled or painted. See www.russwood.co.uk for more information.  

An ASHP essentially involves an exchanger unit, usually in a fan unit (box typically approx. 1x0.5x1.2m LWH) outside the property, which will use a small amount of electricity to gather heat from the ambient air to then heat up an internal wet system. This can be used for flow through UFH and/or radiators, as well as for hot water. ASHPs are very common in Scandinavian countries and are becoming increasingly popular in the UK, especially when gas is not available. For newbuilds in rural locations, ASHPs are usually the first choice for heat and hot water, due to their simplicity and ease of installation.

GSHPs deliver similar results to ASHPs, but with slightly higher efficiencies as they gather heat from the ground which has a more stable and on average slightly higher ambient temperature than the air. GSHPs also attract larger incentives. The GSHPs require an area of land adjacent to the house to lay pipes, if this is not possible, pipes are fed deep underground (up to 200m). Due to the requirement for drilling, these tend to have high capital costs which limits their popularity. Generally, the GSHP is a good option for the higher heat load properties only.

Biomass boilers are likely soon to be outlawed due to their emissions, and the price of timber for fuelling biomass has increased so significantly in the past few years which has made these systems much less feasible. 

Lead in time is dictated by the window order and our supplier's production schedule. The windows generally take 8-10 weeks to be delivered.  Within that time period we will panelise and manufacture the kit. Depending on the time of the year, there could be a longer wait due to demand, we will keep you updated when you get the the stage of ordering the kit. 

There is usually a month of preparation work on the site before it is ready for kit delivery.  This includes forming access, site clearance, sewerage, foundations and slab.  Once this is complete we will inspect the site and ensure it ready for kit delivery and erection.

This means that windows need to be ordered at least a month before work begins on site. 

Please refer to the Sustainability section of our website. 

CPS - There are manufacturing plants in Aberdeenshire and Oxfordshire.
SIP -  Manufactured and fabricated by SIP Energy in Athenry, County Galway, Ireland.
 

• Full Planning Permission – Typically 8 weeks, but this can extend if further information is requested or if the application is referred to An Bord Pleanála on appeal.
• Building Control Compliance – A Commencement Notice must be submitted at least 14 days before construction starts. If opting into BCAR, additional certification steps apply.

Planning Permission Timelines

• Pre-planning consultation (recommended) can take a few weeks.
• Public notice period: Site and newspaper notices must be in place before submitting an application.
• Local authority decision: Standard process takes 8 weeks if no objections arise.
• Appeals: If the application is appealed to An Bord Pleanála, this can add up to 18 weeks to the timeline.

Building Control Approval in Ireland

Ireland does not have a privatised building control system like England. Instead:

• A Commencement Notice is required through the Building Control Management System (BCMS).
• If opting into BCAR, an Assigned Certifier must oversee compliance, adding extra approval stages.
• If opting out (for one-off houses), work can begin once the Commencement Notice is accepted.

Proper planning and early engagement with professionals can help avoid delays. Coordination must take place with Hebhomes to ensure programmes match. 

General rule of thumb is the width of our kit homes are fixed due to the engineering of the kit. The length can be easily amended to suit. Small changes to drawings are at no extra cost.

More information on design changes can be found here. 

No.

As with any new build, there is no set time. As long as the property is well maintained and looked after it will have a very long lifespan.

HebHomes provides manufacturer warranties on individual elements of the house, such as:

• SIP panels
• Windows and doors
• Roofing materials

However, we do not offer a warranty on the completed house, as we are not responsible for the full construction process.

How to Obtain a Full House Warranty in Ireland

Since NHBC is not available in Ireland, you may consider:

• HomeBond – Ireland’s leading provider of structural warranties for new homes.
• Global Home Warranties – Covers self-build homes.
• BuildCare – Another option for structural insurance.
• Assigned Certifier Sign-Off – If you are following BCAR regulations, your Assigned Certifier (architect/engineer) will oversee the build and issue a Certificate of Compliance, which may be acceptable for mortgage lenders and insurers.

We strongly recommend obtaining a warranty or professional certification to protect your investment and meet potential lender requirements.

No. Simply a different form of construction.

No.  But the thicker wall does mean that the blocks supporting the external CPS walls are laid on flat, meaning a more expensive foundation. 

No. Our contractor provides quantities based on our drawings. 

No. The contractors measures quantities based on our drawings. 

Installed on site.  Because of the remote location of many our our deliveries it would be too much of a risk to fit the windows in the factories in case of transit damage. 

Our engineer generally advises to steer away from this as you need a specialist contractor, specialised equipment and is generally more expensive than a pile foundation. It is marketed as a 'light touch' to the ground, however, it is actually very intrusive by piling several meters into the ground. Screw pile foundations are also not suitable to all ground conditions - depends on the finding from a ground investigation survey.

See above. Generally we propose small pad foundations, steel beams to elevate the structure with SIP cassettes as the suspended floor. Quite a few of our Airighs have been built like this - see Ardmair Bay, Ullapool on our website. Note that our Structural Engineer will advise on a project to project basis as the structural loading and ground conditions will vary.

We tend to avoid this and recommend not to connect as 20% vat will apply if house is occupied.  We can review an option where a local architect details the link and we provide drawings for the kit.

The main saving is in the erection cost as it reduces time on site and equipment can be sared across all the units. Supply cost discount to be discussed on a project specific basis.

No, HebHomes does not organise new utility connections in Ireland. This is the responsibility of the client or their appointed agent.

Once planning permission is submitted, the local council will consult with utility providers where necessary. However, it is advisable to begin the connection process early to avoid delays.

How to Apply for Utility Connections in Ireland

• Electricity: Apply through ESB Networks (www.esbnetworks.ie), which will assess your site and issue a quote for connection.
• Water & Wastewater: Applications go through Uisce Éireann (Irish Water) (www.water.ie), which requires planning approval before processing new connections.

Who Can Help?

Your architect or planning agent can assist with the application process, ensuring all required documents (such as site plans) are included. It is best to complete this at the Building Control stage to prepare for site works.

Generally no, significantly more expensive becuase;

- Two leaves of blockwork is required for the substructure
- Blockwork is labour intensive and can be weather dependant
- Different specifications of render vary the cost (site considerations e.g. coastal site)
- Fire stops in the cavity are required
- Painting the render white

Render boards are cheaper but generally not used as low quality - has only been used above large structural openings in specific circumstances.  We would not recommend in coastal areas with high wind. 

Some mortgage lenders ask for this (usually only commercial finance).
No, this is not something we are involved in. The site and location will also impact the end value which - appoint a building surveyor to advise and provide a valuation. Be careful who you choose however.  Some agents do not recognise build or architectural quality.  Choose one that does. 

VAT is not shown on our listed prices and will be added. VAT applies differently depending on the package you choose:

• Supply-Only Package – 23% VAT is added (this can be reclaimed through Ireland’s self-build VAT refund scheme after project completion).
• Supply & Erect Package – 13.5% VAT applies, as construction services in Ireland are subject to the reduced VAT rate.

VAT on Other Costs

• Professional services (e.g. architectural, engineering, planning applications) – 23% VAT applies.
• Construction work (labour & materials) – 13.5% VAT applies.

For self-build projects, you may be eligible to reclaim VAT on building materials under Ireland’s VAT refund scheme for new homes. You can apply through Revenue.ie after construction is complete.

The time required for planning permission in Ireland varies depending on:

• The complexity of the site.
• The number of surveys and reports required (e.g., percolation tests, environmental impact assessments).
• The level of local objections or appeals.

General Timeline for Planning Applications

1. Pre-Planning Consultation (Optional but Recommended) – 2 to 4 weeks (depends on local authority response times).
2. Preparing the Application – Varies based on surveys, design changes, and professional workload (typically 4 to 8 weeks).
3. Local Authority Decision Period – Legally, a decision must be made within 8 weeks of a valid application being submitted. However, this can take longer if further information is requested.
4. Potential Appeals to An Bord Pleanála – If the application is appealed, the process can take up to 18 weeks for a final decision.

Current Delays

If local councils are experiencing high workloads, applications may take longer than usual. Expect at least 2–3 months for a response, but this can extend if additional information is required.

To speed up the process, ensure your application is complete and meets local planning requirements before submission.

In the Republic of Ireland, Building Control approval is required before construction can begin. The timeline depends on whether you are opting in or out of the Building Control (Amendment) Regulations (BCAR) process.

1. Opting into BCAR (Assigned Certifier Required)

• Preparation of compliance documents: 4–6 weeks (depends on consultants).
• Submission via BCMS: 1–2 weeks.
• Approval & Commencement Notice validation: Typically 3–5 weeks, though delays can occur due to local authority workloads.

2. Opting Out of BCAR (Self-Certification for One-Off Homes)

• If opting out, you must still submit a Commencement Notice through BCMS.
• Once submitted, you can begin construction after 14 days unless the local authority raises issues.

Factors Affecting Timelines

• Workload of structural engineers and Assigned Certifiers.
• Local authority processing times, which can vary by county.
• Additional approvals, such as wastewater treatment sign-off if a septic tank is needed.

To avoid delays, ensure all technical drawings, structural calculations, and compliance documents are prepared in advance.

The lead-in time for a HebHomes kit typically ranges from 8–12 weeks, though in some cases, it can extend to 16 weeks.

Key Factors Affecting Lead Times:

• Building Control Approval: Before ordering materials, you must have either full BCAR approval or have submitted a Commencement Notice (if opting out of BCAR).
• Window Lead Times: Windows often take longer to manufacture than the kit itself, so delivery schedules are planned accordingly.
• Material Supply & Fabrication: Delays in materials, particularly for SIPs and steel components, can impact timelines.

To avoid delays, we recommend submitting your Building Control documents as early as possible and discussing expected lead times with us when placing your order.

This typically varies between 8-10 weeks but can occasionally be longer - up to 16 weeks. 

Typically 8-9 months for a Longhouse and longer for a larger dwelling. Site clearance and complexity of site can impact this. It also depends on location and the resources of the main contractor. 

A self-build in Ireland typically takes 15–21 months from initial planning to completion, with 5–10 months of actual construction time from breaking ground, depending on the house type.

Estimated Timeline

1. Pre-Planning & Planning Permission (6–9 months total)

   • Pre-Planning Consultation (Optional but recommended) – 2–4 weeks
   • Planning Application & Decision – 8–12 weeks
   • Preparing for Building Control & Tendering – 6–12 weeks (finding a builder can be a major delay)

2. Building Control & Preparing for Construction (3–6 months total)

   • Commencement Notice Submission – Once submitted, construction can start after 14 days
   • Tendering & Appointing a Builder – Can take several months due to shortages in Ireland

3. Construction Phase (7–10 months total)

   • Groundworks & Foundations – 6–12 weeks
   • Kit Erection (SIPs) – 1–2 weeks
   • Fit-Out & Finishing – 4–6 months

Biggest Delays to Expect

• Finding a builder: High demand means early engagement is critical.
• Planning process: Ensure all required reports are completed to prevent delays.
• Utility connections: Apply as soon as planning is granted.

With good planning and early contractor engagement, a realistic timeline for a self-build in Ireland is 15–21 months from start to finish

In Ireland, if you are opting out of BCAR (which is allowed for one-off houses), you do not need formal Building Control approval before starting on site. However, you must submit a Commencement Notice through the Building Control Management System (BCMS) and wait 14 days before construction can begin.

If you opt into BCAR, you will need an Assigned Certifier, and additional compliance steps will apply before work can start.

Best Practice Advice

• Even if opting out of BCAR, ensure your Building Regulation drawings are complete before starting work.
• Do not begin groundworks prematurely, as any necessary design changes could lead to costly rework.
• Utility applications (electricity & water) should be submitted early to avoid delays later in the build.

While you can start relatively quickly after submitting the Commencement Notice, we advise ensuring all approvals, design details, and builder contracts are in place first to prevent issues later in the project.

Yes, but there are risks involved.

Ways to Speed Up the Process

1. Start the Building Control Stage While Awaiting Planning Permission

   • You can begin preparing Building Regulation drawings and gathering structural details while waiting for the planning decision.
   • This carries a risk of abortive work if planning changes are required, so discuss this with your architect or engineer.

2. Engage a Builder Early

   • Finding a builder is one of the biggest delays, so start your search as soon as you apply for planning.
   • Request indicative pricing and availability early, even if formal tendering happens later.

3. Opt Out of BCAR for One-Off Homes

   • If eligible, opting out means you only need a Commencement Notice, allowing work to start 14 days after submission instead of waiting for full Building Control certification.

4. Apply for Utility Connections Early

   • Electricity and water applications should be made as soon as planning is granted to avoid delays later.

Key Considerations

While these steps can reduce waiting times, the safest approach is still to ensure all approvals are in place before breaking ground to avoid costly rework or delays later in the build.

Hebhomes aims for excellent energy ratings rather than Passivhaus standards.  These are the reasons: 

While Passivhaus is an internationally recognised energy performance standard, it has disadvantages. Here is a comprehensive list of the downsides, including compromising design quality, additional costs, and the need for extra consultants. I'll also discuss why building to an excellent energy rating, such as aiming for a net-zero carbon house in the UK, might be a better alternative when using a HebHomes kit.

Disadvantages of Passivhaus:

1. Compromised design flexibility: Passivhaus standards often lead to a limited architectural design as the focus is on energy efficiency. This can result in reduced creativity and aesthetics, making it harder to tailor a house to the owner's preferences.

2. Additional costs: The upfront costs of building a Passivhaus can be significantly higher due to the need for specialized materials, systems, and contractors. These costs can be prohibitive for some homeowners, even though the long-term energy savings may offset them.

3. Additional consultants: Implementing Passivhaus standards requires the expertise of specialized consultants who can provide guidance on design, materials, and construction. This increases the complexity of the project and adds extra costs.

4. Overheating risk: Due to high levels of insulation and airtightness, Passivhaus buildings can sometimes experience overheating during warmer months, which may require additional cooling measures.

5. Limited supplier and contractor options: There are fewer suppliers and contractors with experience in Passivhaus construction, which can make it challenging to find suitable professionals and materials for the project.

Advantages of aiming for an excellent energy rating in the UK:

1. More design flexibility: Building to an excellent energy rating like net-zero carbon allows for greater design freedom, enabling homeowners to create a space that aligns with their preferences and needs.

2. Lower initial costs: Building to an excellent energy rating may not require the same level of specialized materials and expertise as a Passivhaus. This means potentially lower upfront costs, making it more accessible to a wider range of homeowners.

3. Adaptability to local climate: An excellent energy-rated home can be adapted to the local climate more easily, ensuring that the home performs well in the specific weather conditions of the region.

4. Incremental improvements: Aiming for an excellent energy rating allows homeowners to gradually improve their home's energy efficiency over time, without having to meet strict Passivhaus requirements from the outset.

5. Wider range of contractors and suppliers: Since there are more contractors and suppliers familiar with building energy-efficient homes that are not strictly Passivhaus, homeowners will have more options and potentially a more competitive market for their project.

In conclusion, while Passivhaus offers impressive energy savings, it also presents some challenges in terms of design flexibility, initial costs, and access to specialised consultants. Building a new individual house using a HebHomes kit while aiming for an excellent energy rating like net-zero carbon offers greater freedom in design, lower upfront costs, and adaptability to the local climate, making it a more attractive alternative.

Our Turnkey service with our affiliated contractors is only available in Scotland.  It is not available in Ireland or England.  The turnkey service will also depend on the resources and programme of our affilaited contractors in Scotland. 

It is possible to expose the glulam ridge beam but usually this is covered to allow a void for servies and downlighters etc.  There is no requirement for ties as featured in many trussed rafer roofs.  These could be added but would be for decorative purposes only.  Our advice is that it is an unneccessary expense. 

The displayed prices for the partial turnkey and full turnkey does include an allowance for ground work.  Please view the Estimate of Costs for more details.  Remember that this cost is very site specific and can vary substantially depending on location, topography and site conditions.  The kit cost and the erection cost does not include for groundworks. 

Our kits are supplied primariliy to The United Kingdom and Ireland.  Supplying to Europe has become more problematic since Brexit but it can be done.  Anyone purchasing abroad will require their own architect to ensure full complience with local building regulations. 

Partial Turnkey or Partial Finish is when our affilated contractor completes the house externally.  In addition to supplying and erecting the kit, the site will be cleared, the foundations and slab prepared, the services such as drainage and sewerage installed, as well as the external wall and roof cladding fitted, including gutters and rone pipes.  Often we provide this service on remote islands where there are no main contractors.  Local tradesmen can then complete the house.  We also provide this service when a client wishes to organise the internal trades themselves to save money.  It is a service currently only avaiable in Scotland. 

We do not offer a plot finding service but do occassionaly promote plots in our News section.  Information on how to find a plot can be found here and in our Members Area. 

Kit erection is around two weeks.  However the time for the house to be completed, once it starts on site, can be between 2-3 months for the smaller units, and one year for the largest.   Typically a month is needed for site preparation, foundations and slab, before the kit is delivered to site.  Once erected it will be the organisation and resources of the main contractor that will determine just how quickly the house can be occupied.