Project Sequence

It’s difficult to predict exactly how long a building project will take between the identification of a site to handing over the keys. In a process that involves the legal system, the planning system and an overworked construction industry, delays are almost inevitable – so be prepared. However, the sequence is always largely the same:

Finance in place  

Begin by assessing your budget and exploring financing options. If you plan to utilise a mortgage or bridging loan, ensure it aligns with your project's scope. In Ireland, self-build mortgages are common, and it's advisable to consult with financial advisors or mortgage brokers experienced in this area. Additionally, the Help to Buy (HTB) scheme is available for self-build homes, offering potential financial support

Understand 'Local Needs' Criteria

In many rural areas of Ireland, planning authorities implement 'Local Needs' policies to manage development sustainably. These policies often require applicants to demonstrate a genuine connection to the area, such as:

Family Ties: Being born or having close family members residing in the locality.

Long-Term Residence: Living in the area for a significant period.

Employment: Working locally in a manner that necessitates living in the area.

Community Involvement: Active participation in local activities or organisations.

Choose your design

Your budget and the characteristics of your land will influence your design choices. Collaborate with our design professionals to refine your vision and select a house plan that aligns with your needs and financial parameters. At HebHomes, we offer a diverse range of standardised house types and layouts to suit various preferences and budgets. 

At HebHomes, we have a range of standardised house types and plan layouts to suit all families, lifestyles and budget. Our Irish designs are larger than our UK design because of RoI building regulations.  This makes them more expensive.  Also remember that 13.5% VAT usually applies in the Republic of Ireland.

Buy the land

Identify a plot that meets your location preferences and is appropriate for your intended build. Engaging a chartered surveyor or other property professional can provide valuable insights into the site's suitability. Once you're ready, appoint a solicitor to make a conditional offer on your behalf. Upon securing the necessary consents and completing legal formalities, the land becomes yours. It's prudent to conduct thorough site assessments, including topographical surveys and soil tests, to identify any potential challenges early on.

Once site conditions are known we would recommend that the costs of the development are assessed by a chartered quantity surveyor (QS).  This will cost around €1100 but is money well spent. It will help avoid shocks further down the line.  Costs vary on the basis of location, site conditions, house size, specification and - importantly - whether the contractors want the work. 

Appoint a professional

Appointing a local architect, surveyor or other construction industry professional can be invaluable when self building a house. They will act as your agent and can offer expert guidance through the whole process.

Organisations such as the Royal Institute of the Architects of Ireland (RIAI) can assist in finding qualified professionals. We have partnered with Daly and Carroll Architecture (DACA), based in Dublin, who can assist with the necessary Irish statutory approvals. You can contact Ronan Carroll at [email protected].

Planning Permission

Before submitting a formal planning application in Ireland, it is advisable to engage in a pre-planning consultation with the local authority. This process allows you to discuss your proposal, understand relevant policies, and address potential concerns early on. To arrange a meeting, you must submit a request form with initial details of your development.  Your agent can help you do this. 

Once the pre-planning stage is complete, your appointed agent must prepare and submit a full planning application. This includes site-specific drawings, a site notice, and a newspaper notice, as required under Irish planning law. The standard decision timeframe is eight weeks, but this can vary depending on the complexity of the application.

 We will provide drawings of your chosen design for inclusion in the submission to planning authorities.  We will supply these on the signing of our electronic Release Letter and the payment of the €1000 deposit. 

Building Control Consent

After securing planning permission, your project must comply with Irish building regulations. This involves preparing detailed construction drawings and specifications. Your local agent will assist in ensuring all aspects of the build meet the required standards. In Ireland, you can commence and complete construction on approved planning drawings, but there is a legal obligation to comply with Building Regulations, which is satisfied through the lodgement of “certificates of compliance” to the Local Authority.

Once planning is approved, we will issue you with a Supply only or Supply and Erect contract with an estimated kit price. Once signed, we will proceed with producing detailed construction drawings.  Your agent will arrange for these to be checked, along with site specific drawings prepared and organised by your agent - such as foundation and site engineering and drainage and sewerage drawings - for compliance with Irish building regulations. 

Appoint a builder

The normal process is for your agent to put your house out to tender to three reputable contractors. The agent will ensure that you appoint the builder offering the most suitable tender. Price is not the only consideration – for example, you may value an earlier completion date. Your agent should ensure that both the builder and yourself understand the contract you are entering into and its obligations.

It is common to negotiate a price with one preferred contractor.  This negotiation should be undertaken by a quantity surveyor to ensure a fair price.  A standard contract should still be used.  If organising trades yourself you will effectively be the main contractor and have to make sure relevant health and safety laws are complied with. 

Procurement

Once a builder is appointed, the procurement of materials and commencement of construction can proceed. Regular site visits by your agent under the terms of the contract are essential to ensure the build progresses smoothly and adheres to the approved plans and regulations. Hebhomes will deliver and erect the kit after we have insected the site and slab. The main contractor will then resume control of the site. If no main contractor we will liaise directly with yourself. 

It takes around 8-12 weeks for your windows to be delivered and 3 weeks for the kit to be delivered and these will be co-ordinated with your overall build programme.

Building Completed

This is the exciting part. With detailed drawings, professional guidance and a good builder, you can sit back and enjoy watching your house being built. After the arrival of the SIP/CPS kit and its erection by our certified installers, electrical and plumbing will begin inside as the outer skin is completed externally. And when the finishes are in place and the kitchen fitted, paintwork will bring the house to life.

Upon completion, a final inspection will be conducted to ensure compliance with all regulations and standards. Once certified, you can move into your new home and enjoy the fruits of your planning and effort.

Embarking on a self-build journey in Ireland requires careful planning and adherence to local regulations. By following these steps and engaging with experienced professionals, you can successfully navigate the process and create a home tailored to your needs.

You will most likely need to appoint a separate Contract Administrator (CA) to administer the contract while the work is on site and we would recommend you do so. This can be your agent or another building professional within easy reach of your site. One your house is completed, it can be used as a potential show home where you will get a fee for opening up your home to more potential clients of ours.

Note on Northern Ireland

If you're considering a self-build project in Northern Ireland, be aware that the planning and building regulation processes differ from those in the Republic of Ireland. Northern Ireland operates under its own planning system, and building regulations may have different requirements. It's advisable to consult with local professionals familiar with Northern Ireland's specific procedures to ensure compliance.

Embarking on a self-build journey requires careful planning and adherence to local regulations. By engaging experienced professionals and staying informed about regional requirements, you can successfully navigate the process and create your ideal home.