H E AT PUMP SPECIAL SELFBUILD.IE WINTER 2026
M AGA ZI NE
12
PROJECTS FROM ACROSS THE ISLAND OF IRELAND
+
Is it cheaper to buy or build?
Attic conversion Dealing with costs explained cowboy builders
L IIRREEL ALNADNBDE SGT US EI D L LEI N H G EMLA PG AI N Z IG N E YFOO U R SBE LUFI-LB DU I,L DEEXR TS EA N N DD HOO R M E RI EM N P ROOVV AT E R SE AALLL-
Low maintenance, premium, coloured external renders.
Order free samples at k-Rend.co.uk
Choose your colour with confidence
Internorm Windows Quality you can Feel & Trust
Contemporary Triple Glazing Solutions Europe’s leading, award-winning window brand for over 95 years. Innovative, high-performance architectural window and door systems for self-build, renovation and Passivhaus projects. Exceptional thermal performance, outstanding noise reduction and enhanced security. For further information, please visit uk.internorm.com.
Nothing compares to
Windows – Doors
WinteR Sale!
SAVE UP TO
2O
%
ON SELECTED DECORATIVE STONE FOR GARDENS AND DRIVEWAYS OFFER ENDS 31 JANUARY 2027
Add kerb appeal with character, colour and contrast
Get outdoor space inspiration online, at retail outlets and at our Selfbuild stands
Scan to explore the range or get a quote.
Roadstone.ie
welcome “Sadly, there’s very little government oversight in the construction sector”
B
uilding or renovating your own home brings a lot of joy and fulfilment. But sadly, there is very little government oversight in the construction sector. In the sense that you’ll be the one financially left out in the cold if anything goes wrong with your builder or with the products you’ve inadvertently used on your project. Case in point is the crumbling concrete blocks scandal, which has a ‘100 per cent’ government redress scheme that’s in fact leaving homeowners out of pocket (see page 16). The other problem is the lack of an independent building control entity, á la Food Safety Authority. At the moment, inspections on self-build sites in Ireland are the remit of local authorities and are few and far between. Northern Ireland has a much more rigorous system whereby local authority inspectors visit every single self-build. The system may not be perfect, (it tends to favour traditional construction), but in terms of consumer protection it’s eons ahead of Ireland. Then of course, we’ve the issue of cowboy builders. The system we have in both jurisdictions has them trading with impunity,
taking advantage of people who can’t afford it and who then have no way of getting their money back (see page 14). Some cowboys even sprout back up, with socalled ‘Phoenix’ companies, to trade under a new name. This is all possible because there is no legislation to protect the homeowner when things go wrong. A decade in the making, the Construction Industry Register of Ireland (CIRI) is meant to be the Irish government’s solution to a builder’s register. And yet it’s being run by the construction industry’s lobby group. CIRI is also only dealing with said large builders, as the register for the trades is proving tricker than they’d imagined. What a surprise. But shaking fists only gets you so far, which is why former builder Jim Ahern is on a mission to get a proper builder’s register up and running (page 88). A register that rewards trades who do a good job, and there are many of those, and brings to account the renegades. Hopefully his grassroots movement takes flight and leads to a change in legislation.
91
Heat Pump Special Everything you need to know about the renewable heat source, including what your options are, how much they cost and what grants you can get to install them. Plus projects to show you how it's been done.
80
Letters... If you have a question, want to share some insights, or simply let us know how you’re getting on with your project, we’d love to hear from you for our Letters page. Email us at letters@selfbuild.ie
SELFBUILD EXTEND & RENOVATE/05
what’s inside
Contents Projects 24 Homebird
Thomas Treacy’s modern take on the traditional farmhouse boasts gorgeous views in Co Fermanagh.
34 Between a rock and a hard spot
Stephen Jones shares his tips and how much it cost him to build his home in Co Monaghan.
44 Back to school
Jill Leavy turned a disused Co Westmeath schoolhouse into her first home, combining the character of the original building with a contemporary extension and an A2 energy rating.
54 Room with a view All articles equally cover the 32 counties; in both Ireland and Northern Ireland.
David McNeilly’s bespoke garden room in Co Antrim makes the most of its riverside setting thanks to careful attention to detail.
64 Built on a budget How careful planning and a commitment to sticking to
the drawings helped Janice Dorrans retire early, mortgage free, in Co Derry.
72 Northeast garden design
The Japanese-style landscaping for this Co Galway home tackles shade, solar panels and cleverly hides the wastewater tank.
74 Fruits of their
83 Is it cheaper to buy
or build?
Selfbuild Extend & Renovate does the maths, and the results are more surprising than you might expect.
84 Should you convert your attic?
We look at the pros and cons and how much it will cost.
86 How to get to A0
labour
In part 1 of Katie Moran’s selfbuild diary, she charts how she went about finding the perfect property to renovate in her Co Kilkenny hometown.
Advice 80 Letters
Why building in the back garden is more complicated than it seems, how to choose the perfect render and more.
Ireland’s building energy rating scale has changed; here’s what you need to do to come out top of the class.
88 It’s time to license the trades
Ireland has plans to introduce a builders’ register, but it falls far short of what’s needed to protect homeowners from rogue tradesmen.
90 DIY wardrobe tips How to go about a built-in wardrobe DIY project.
82 Wall insulation
costs
Is pumping the walls with EPS beads or insulating externally a better option?
Cover Story
24
Homebird
06/SELFBUILD EXTEND & RENOVATE
34
Between a rock and a hard spot
44
Back to school
Selfbuild Ireland Ltd CONTACT info@selfbuild.ie EDITOR Astrid Madsen astrid.madsen@selfbuild.ie DEPUTY EDITOR Heather Campbell heather.campbell@selfbuild.ie
44
DESIGN Myles McCann myles.mccann@selfbuild.ie Shannon Quinn shannon.quinn@selfbuild.ie Megan Buckley megan.buckley@selfbuild.ie
24
MARKETING Calum Lennon calum.lennon@selfbuild.ie Rebecca Ferris rebecca.ferris@selfbuild.ie
Heat pump consider before investing special 99 5 things to
92 Overview
What you need to know about heat pumps.
94 Do you really need
a heat pump?
The alternatives and when to consider them.
96 Heat pump types
From air source to geothermal.
98 Who does what
People you’ll need to hire for your heat pump installation.
How to avoid common budget busters.
100 Retrofit and
grants
What to consider when installing a heat pump in your existing home, including what supports are available.
102 Best practice on a historic building
How a large historic building in Co Cork managed to incorporate a heat pump.
106 Heating a passive
house
In part 3 of his self-build diary, Patrick McMullen of Co Tyrone explains how he went about his heat pump installation.
110 Heat pump lessons
Kieran Roche built his home in Co Kilkenny knowing he'd be installing a heat pump; here he shares what he learned.
114 Tech roundup
A curated selection of products on the Irish market.
Erin Mason erin.mason@selfbuild.ie Rachel Caughers rachel.caughers@selfbuild.ie SUBSCRIPTIONS Becca Haslett becca.haslett@selfbuild.ie ADVERTISING SALES Ben Murphy ben.murphy@selfbuild.ie Emma Phillips emma.phillips@selfbuild.ie Joanna McConvey joanna.mcconvey@selfbuild.ie Lisa Killen lisa.killen@selfbuild.ie Maria Toland maria.toland@selfbuild.ie Nicola Delacour-Dunne nicola.delacour@selfbuild.ie ACCOUNTS Karen McLeigh karen.mcleigh@selfbuild.ie Leanne Rodgers leanne.rodgers@selfbuild.ie
54
Room with a view
64
Built on a budget
SALES DIRECTOR Mark Duffin mark.duffin@selfbuild.ie MANAGING DIRECTOR Brian Corry brian.corry@selfbuild.ie CHAIRMAN Clive Corry clive.corry@selfbuild.ie DISTRIBUTION EM News Distribution Ltd The publishers cannot accept responsibility for errors or omissions nor for the accuracy of information reproduced. Where opinions may be given, these are personal and based upon the best information to hand. At all times readers are advised to seek the appropriate professional advice. Copyright: all rights reserved.
SELFBUILD EXTEND & RENOVATE /07
Redefine Your Space with NorDan Delivering premium windows & doors across Ireland. Balancing aesthetics, function, and efficiency, our windows & doors are expertly chosen to align with the specific requirements of your project. Our commitment to excellence for over a century ensures that our products are not only built to endure but are designed to inspire. With a proven capacity to deliver on large-scale projects, we are proud to consistently deliver quality and reliability. For more information, visit nordan.ie
Alu-Clad Windows
Alu-Clad Doors
NorDan’s Timber/Alu-Clad Windows combine the classic warmth and beauty of timber on the inside with a tough weather-resistant aluminium cladding on the outside.
Merging timeless elegance and enduring strength, NorDan’s Timber/ Alu-Clad Doors are perfect for those seeking stylish yet practical modern living solutions.
Aluminium Windows
Aluminium Door
The ideal solution for modern homes and commercial properties, offering a huge range of design possibilities, enhanced energy efficiency, and premium performance.
The perfect solution for the contemporary needs of residential and commercial properties that highlight energy efficiency, low maintenance, and versatile design options.
Entrance Doors
Visit our Showrooms Dublin | Cork | Galway | Athlone — 01 460 1111 info@nordan.ie www.nordan.ie
Photo Credit: Celtic Photography
NorDan’s Entrance Doors have been designed with durability and energy efficiency at the core. With contemporary and traditional designs available, there is a perfect match available for your perfect welcome home.
news
UPDATES . ANALYSIS . PRODUCTS
Anne Fitzsimons Help to buy of Bungalow Bliss dies ceiling increased Ireland’s Budget 2027 has increased the maximum Help to Buy refund from €30,000 to €35,000. here wasn’t much new for self-builders in Ireland’s Budget 2027, apart from the changes to the Help to Buy scheme, which is open to qualifying first-time buyers who intend to either build a new house or buy one. Under the existing rules, Help to Buy provides a refund of income tax and DIRT paid in the previous four years, subject to eligibility conditions. For self-builders,
T
Money was promised to go towards the remediation of homes affected by defects... the current scheme needs the approved valuation of the home to be no more than €500,000 and a qualifying mortgage of at least 70 per cent of the valuation. A number of new and expanded Sustainable Energy Authority of Ireland (SEAI) supports are also taking effect alongside Budget 2027, as already announced (see page 11), including the reintroduction of the €600 grant for domestic batteries and the new fossil fuel boiler scrappage scheme.
Infrastructure spend
The budget made allocations of €2.3 billion for Uisce Éireann, including €1.5 billion in capital funding, to improve water and
wastewater capacity and progressing more than 400 projects. For self-builders, that matters because access to water and wastewater services can be one of the key issues in deciding whether a site is suitable to build on. The budget expenditure document points to more funds being allocated for wastewater treatment plant upgrades, resolution of legacy water issues including developer-provided infrastructure and lead pipe remediation, and continued investment in group water schemes, rural wastewater infrastructure, private wells and septic tank grant schemes. Money was also promised to go towards the remediation of homes affected by defects including pyrite, apartment defects and defective concrete blocks.
Derelict property tax
The budget also brought more detail on the planned Derelict Property Tax. Finance Minister Simon Harris has confirmed that the new tax will be set at 7 per cent and included in this year’s Finance Bill. Work on the system is due to begin in January, with preliminary registers of derelict properties expected from September 1, 2027. The aim is to push owners to either bring derelict homes back into use or sell them on. For anyone thinking of buying and renovating a derelict property, though, there are still important details to come – including how the tax will be calculated, what exemptions may apply and how it will sit alongside existing vacant and derelict home supports. One measure that had been under discussion ahead of the Budget was a possible stamp duty exemption for firsttime buyers purchasing secondhand homes but it did not come to pass.
Anne Fitzsimons, wife of the late architect and author Jack Fitzsimons, has died, leaving a lasting legacy in Ireland’s selfbuild history. Anne typed up Bungalow Bliss, the landmark book first published in 1971 that helped generations of Irish families build affordable homes of their own. Written by Jack, an architect and surveyor with Meath County Council, the book offered practical house designs, building costs and advice on planning permission, employing builders and securing finance. Self-published and distributed nationwide, it became a bestseller, with more than 250,000 copies sold. Its accessible designs helped transform rural Ireland, with more than 10,000 bungalows built annually by the end of the 1970s. While the spread of one-off housing attracted criticism over planning, transport and environmental impacts, the book gave many families an affordable route to homeownership.
One-off house starts bounce back One-off house building in Ireland is recovering, with 3,094 single dwelling units recorded in commencement notices between January and August 2026, up 26.7 per cent on the same period last year. The figures, drawn from the Department of Housing’s residential commencement dataset, point to renewed activity among self-builders, following a significant decline in starts during 2025. A total of 22,854 residential units were covered by commencement notices in the first eight months of 2026, with one-off homes accounting for 13.5 per cent of the total. Galway County recorded the highest number of one-off commencements, at 349, followed by Donegal with 339 and Cork County with 331. SELFBUILD EXTEND & RENOVATE /09
ONE SOLUTION, ONE SUPPLIER We provide an all-encompassing, customized service to ensure your system installation is hassle-free — adding value, not stress. With PIPELIFE, you collaborate with one supplier from conception and layout design through to installation. Whether you’re starting from scratch or planning to retrofit, we’ll find the optimal solution for your individual project requirements, saving you time and money every step of the way.
www.pipelife.ie Our Reputation – Your peace of mind Discover our full service portfolio online www.pipelife.ie
news
Changes to grants in Ireland
€2,000 boiler scrappage grant comes into force on existing heat pump applications as Irish government expands PV grant eligibility criteria to homes built before 2025 and reintroduces the battery grant. omeowners switching from fossil fuel heating to a heat pump can now qualify for a new €2,000 boiler scrappage grant, bringing the maximum combined support for a heat pump installation to €14,500. A separate €600 grant for domestic battery storage has also been introduced, while the eligibility cut-off for existing solar PV and solar thermal grants has been extended from homes built before 2021 to homes built and occupied before 2025. The Irish government announced the new measures would take effect from October 6, 2026, with the boiler scrappage payment available immediately to eligible applicants. The government says the combined measures could save households up to €1,120 a year through existing and new supports.
H
€2,000 boiler scrappage grant
The new boiler scrappage grant provides €2,000 towards replacing a fossil fuel heating system with a heat pump or other renewable heating system. The payment comes on top of existing heat pump grants, which can currently provide up to €12,500 towards a heat pump installation and associated heating system upgrades, subject to eligibility. This means homeowners could receive up to €14,500 in combined supports when replacing an eligible oil or kerosene heating system with a heat pump. The government had previously proposed introducing the €2,000 payment from January 2027, but the measure has now been brought forward and took effect on October 6, 2026. Importantly, homeowners who already have a heat pump application in progress may also be eligible for the additional €2,000 payment. The precise eligibility conditions are being set out by the Sustainable Energy Authority of Ireland (SEAI), which administers the relevant home energy grants. Homeowners should check the latest application requirements before committing to work.
€600 battery storage grant reintroduced
A separate €600 grant for domestic battery energy storage has also been introduced. Grants for PV battery storage had been scrapped in February 2022, but the Irish government has now brought the support back as part of its wider package of energy measures. The battery grant is intended to help households make better use of electricity generated by their solar PV systems by storing surplus energy for later use. According to government estimates, a battery could deliver energy savings of up to €137 a year. When installed alongside a 4kWp solar PV system, combined household energy savings could reach up to €878 a year.
Solar grant eligibility extended to homes built before 2025
Eligibility for the existing €1,800 solar PV grant and solar thermal grant has also been expanded. Previously, the schemes generally applied to homes built and occupied before 2021. The cut-off has now moved to homes built and occupied before 2025, bringing thousands of newer properties into the schemes. The change means homeowners in more recently built properties can now
apply for support that was previously unavailable to them. The existing solar PV grant remains at up to €1,800, with the Government focusing the latest measures on extending eligibility and increasing support for households considered particularly vulnerable to high energy costs.
Enhanced solar supports for vulnerable households
Under the Warmer Homes Scheme, qualifying lower-income households will be offered fully funded solar PV systems of up to 4kWp together with a 5kWh battery. Similar systems will be fully funded under the Solar PV for the Medically Vulnerable Scheme. Homeowners receiving certain qualifying social welfare payments will also be able to access grants of up to €9,000 towards a 4kWp solar PV system and 5kWh battery. Qualifying payments include Fuel Allowance, Working Family Payment, OneParent Family Payment and Domiciliary Care Allowance, along with certain recipients of Jobseeker’s Allowance, Carer’s Allowance and Disability Allowance. A pilot scheme will also provide grants covering 100 per cent of the median cost of solar PV and battery installations in qualifying Rental Accommodation Scheme tenancies. SPRING26/S LFBUI L D/1 1 SELFBUILD EXTEND & E RENOVATE /11
analysis
Will Ireland’s rural housing shake-up really bring more sites to market? New rural housing rules may bring more sites to market, but experts warn the impact could be slower and more limited than expected. The Irish government’s proposed overhaul of one-off rural housing rules has raised hopes among self-builders that more rural sites could come onto the market. The Draft National Planning Statement is intended to replace the 2005 Sustainable Rural Housing Guidelines and introduce a clearer, more consistent national approach to rural and Gaeltacht housing. Ministers say the aim is to end the so-called “Eircode lottery”, where applicants can be treated differently depending on which local authority area they fall within. Under the draft rules, local need, social need, economic need and housing need tests would be simplified in many cases, while fixed frontage and ribbon development caps would be replaced by case by case assessment. Applicants would still have to satisfy normal planning criteria, including site suitability, design, access, wastewater treatment and environmental impact. The question is whether the changes will simply make planning applications clearer, or whether they will actually lead to more rural sites being advertised for sale.
Will there be 20 per cent more sites for sale? Estimates of a possible 20 to 25 per cent increase in rural sites have been suggested in commentary around the proposals, but sources contacted by Selfbuild were cautious about whether such
12/SELFBUILD EXTEND & RENOVATE
He warns that rural applications are often refused not because of local need rules, but because of visual impact and landscape considerations. “If you are applying for planning permission in a highly sensitive area, you basically still haven’t a hope in gaining permission.”
Ribbon development
an uplift is likely, particularly before the final rules are adopted and tested through local planning decisions. Planning consultant Andrew Hersey, based in Co Clare, says he has not seen evidence of a rush of new sites coming to market. Having read the draft guidelines several times, Hersey says the impact will depend on how the rules are applied in practice and how local development plans respond. He is not optimistic. “I’ve been working in planning for 20 odd years. To my mind not a lot has changed at all. In fact, I think it’s getting harder. Potentially, there may initially be more sites coming on to the market because the government has spun a positive development, but when you look into the nitty gritty, nothing’s changed really.”
Consistency across local authorities
Hersey says the positive aspect would be greater consistency if local authorities adopt the
guidelines and update their development plans accordingly. “At the moment, the rules can vary from place to place, which makes the process very frustrating for people. A single national strategy would at least give applicants and planners more certainty. But we won’t really know how well it works until it is put into practice.” Hersey says he has received no enquiries suggesting landowners are preparing to bring more sites to market. “For Clare, things won’t change as far as I can see.” He also says many of the routes for rural applicants, including farmers, rural contractors and people with local connections, already existed in development plans. While the list of qualifying occupations has been extended to include professions such as teachers and gardaí, he says the announcement does not mean a “free-for-all” for rural housing. Asked whether the changes would allow people to build anywhere in the countryside, he says: “That’s not the case at all.”
On ribbon development, Hersey says the draft may make the approach somewhat easier, but questions whether this alone will unlock large numbers of homes. “It’s very unusual that an application would be refused purely on ribbon development grounds,” he says. Cost is another major barrier. Hersey says building a oneoff home now typically costs €600,000 or more, putting it beyond the reach of many potential self-builders. He believes greater emphasis should instead be placed on making rural towns more attractive and affordable. “The Government has talked about serviced sites in towns, but it hasn’t really happened in any meaningful way. That idea needs to be pushed much harder.” The Society of Chartered Surveyors Ireland has also stopped short of predicting an immediate surge in rural sites for sale. SCSI President Tomás Kelly says greater consistency and transparency in planning rules should provide applicants with increased certainty and may encourage more applications over time.
news
Stormont blocks Mid Ulster rural housing changes Plans to relax rural one-off housing rules in Mid Ulster have been knocked back by the DfI, forcing a rewrite of key parts of the council’s development plan. lans to expand opportunities for rural housing in Mid Ulster have been rejected by the Department for Infrastructure (DfI), affecting proposed policies covering farm clusters, infill sites, family care accommodation and homes for Lough Neagh fishers. The changes form part of Mid Ulster Council’s still-unadopted Draft Plan Strategy. A Section 15 Direction issued by DfI on August 27, 2026, tells the council what must be changed before the plan can progress. One of the biggest setbacks concerns a proposed “Dwelling in a Farm Cluster” policy. This would have allowed a house on a farm that was not active or established, or where a house had already been permitted under the existing farm policy within the previous 10 years. The site would have needed to sit within a cluster of at least three substantial farm buildings, with buildings on at least two sides. DfI has ordered the policy to be removed, arguing that dropping the active and established farm requirement conflicts with regional planning policy and could create significant additional development pressure in the countryside. It also warned that the wording could encourage the artificial subdivision of farm units to create further opportunities for housing. A proposed relaxation for smaller rural infill sites has also been rejected. Mid Ulster wanted to allow, in exceptional cases, a single house within a smaller gap between two existing dwellings. DfI argues that this would not constitute infill because the development would create a new row of three houses rather than fill a gap within an established frontage. The council’s proposed policy allowing separate accommodation for family members providing or receiving care has also been blocked. This would have allowed an extension or existing building within a property’s curtilage to be converted into a separate residential unit. DfI describes the proposal as a “kinshipbased” policy and says family connections
P
Homes taking twice as long to build than a decade ago The Central Bank of Ireland found that from planning to completions one-off houses took roughly four years to complete. That’s more than double the amount of time it took in 2016. For people planning to build their own home, the findings highlight that getting planning permission isn’t the main reason projects get delayed. The Central Bank found that the median time taken to obtain a planning decision for a one-off house is generally around two to three months.
House delivery delays
alone should not determine whether rural housing is permitted. It points to existing options such as extensions and granny annexes. A further proposal allowing commercial eel or scale-fishing licence holders to build within a designated area around Lough Neagh has also been rejected. DfI says there is insufficient evidence that fishers need to live beside the Lough and raises concerns about additional rural homes using non-mains sewerage in an environmentally sensitive catchment. The decisions form part of a wider disagreement over how much housing should be directed into the countryside. Mid Ulster’s 2019 plan proposed 11,000 homes by 2030, with rural communities playing an important role. DfI now wants the council to plan for around 13,600 homes, with approximately 42 per cent in main hubs, 33 per cent in other settlements and just 25 per cent in the countryside. The plan’s lengthy development is also an issue. The Draft Plan Strategy was published in February 2019 and submitted to DfI in May 2021. The Section 15 Direction did not arrive until August 2026. The council has previously warned that the delay risks leaving the evidence base out of date. DfI now says Mid Ulster will need to revisit and update its evidence and may need to take additional procedural steps. The council’s latest update says the timetable for the Local Development Plan is currently “under review”.
For one-off houses, the Central Bank found that the median duration from planning application to completion increased to around 44 to 50 months for homes completed until September 2026. That compares with around 21 to 26 months for homes completing in 2016, depending on the type of residential construction. That’s two and a half times longer. The median construction-to-completion period also increased, from around 13 months to approximately 25 months. The report notes several possible factors behind the increase, including shortages of skilled labour, delays in utility connections such as water, sewage and electricity, financing and construction costs, and other site-level factors. Indeed since 2016, there were more than five times more residential unit commenced than in mid-205 yet over the same period, construction employment increased by just 50 per cent. Unfortunately the data that’s available isn’t able to separate physical construction time from foundational or preparatory site work.
One-off houses are taking longer to break ground
The Central Bank found that, among oneoff houses approved between 2016 and 2021, around 52 per cent had commenced construction within one year. That increased to around 63 per cent within two years, but then rose only marginally over the following two and a half years, reaching about 70 per cent. The time between planning approval and commencement has also increased. For one-off houses, the median approval-tocommencement period increased from around six months in 2017 to around 10 months in 2026. Development contributions must be paid to local authorities before work starts on site, which can cost a few thousand to tens of thousands of euros. Selfbuild has been campaigning to waive the levy for self-builders. SELFBUILD EXTEND & RENOVATE /13
analysis
Expert tips from Paula Higgins of the HomeOwners Alliance and Brian Berry of the Federation of Master Builders
Northern Ireland
How to spot rogue builders After losing a £7,200 kitchen deposit, south Belfast homeowner Jackie Farris is urging others to look beyond online reviews when choosing a tradesperson.
Calls for greater protection
Following her experience, Jackie is calling for clearer protections for homeowners appointing builders and tradespeople. “Be very wary of giving a deposit,” she says. “Even if it’s written down, it’s not a guarantee. Don’t just trust online reviews or a charming tradesperson at your door, and be aware that a bank transfer does not give you protection.” “I realised there’s no central register, no real regulations,” she adds. “There 14/ S E LF B U I L D E X T E N D & R E N OVAT E
should be something that checks qualifications, insurance and even what kind of deposits are reasonable – some protection for ordinary people if things go wrong.” Her experience comes as research from the Federation of Master Builders (FMB) and HomeOwners Alliance suggests younger homeowners are increasingly relying on online reviews and comparison platforms when choosing a builder. FMB chief executive Brian Berry says younger homeowners are increasingly hiring builders “the same way they would order a takeaway”. “Online reviews can be faked, comparison sites are not regulated and neither are small building companies, which can make it easier for rogue or cowboy builders to appear more credible than they are,” he says. “It’s important to check your builder Paula Higgins, chief executive of has been properly vetted, so you’re not HomeOwners Alliance, also advises leaving yourself exposed to rogue or homeowners not to rely solely on what cowboy traders,” she says. they see online.
Brett Jordan on unsplash
When Jackie Farris appointed a kitchen fitter in January 2023, the arrangement appeared straightforward. However, a series of delays followed. In July, the fitter told Jackie he was closing the business and promised to refund her deposit. The money was never returned, and the business later became insolvent with no assets. “I gave him a bank transfer for a deposit of £7,200,” says Jackie, 58, from south Belfast. “He had a contract, a Facebook page and local reviews. It all looked above board. I just didn’t realise that was how it would turn out.” Jackie had lost her husband just eight weeks before paying the deposit and believes her recent bereavement may have left her more exposed than usual. The money for the new kitchen had come from the sale of her late husband’s car. “Losing the deposit meant my old kitchen, which was falling to pieces, stayed that way for another two years while I saved up again,” she says. Jackie contacted Trading Standards, Action Fraud, the insolvency practitioner, her bank and the Financial Ombudsman, but she was unable to recover the money. “I tried everything to get my money back and nothing worked,” she says. “Bankruptcy protects him; as a creditor, you feel like the last person on the list.”
Before appointing a builder Online reviews can provide a useful starting point, but they should be considered alongside other checks. The Federation of Master Builders NI says you should ask for references from recent customers and contact them directly where possible. Check the builder’s insurance, relevant qualifications, trading history and membership of any recognised trade body. The scope of the work, total price, payment schedule and expected completion date should be recorded in a written contract. Before paying a deposit, ask what it covers, whether it relates to specific materials and what would happen to the payment if the contractor were unable to complete the work. It’s also worth checking what protection is available through the proposed payment method.
Jim Ahern TradePath co-founder
Ireland
What happens after the money is gone?
What to do if you’ve become a victim of a rogue builder in Ireland.
Current situation
But what happens after a homeowner has already lost the money? That is where the protection is much weaker. If somebody hands over a substantial deposit and the builder disappears, becomes insolvent or has no assets, registration by itself does not give that homeowner their money back. The Act doesn’t establish a general compensation fund that automatically reimburses people in those circumstances. A homeowner may still be left pursuing a civil claim. That can involve legal expense, delay and considerable stress. Even winning a case doesn’t necessarily solve the problem if the person or company responsible has no assets from which the judgment can be recovered. That is particularly difficult to accept when the victim is an older person who may have handed over a significant part of their savings. The sad part of it is that even if you do your due diligence (see right), you have no guarantee that money will be recovered. That is the problem we face today. If the builder has disappeared, is insolvent or has no assets, a homeowner can do everything correctly and still be left carrying a devastating loss. That is why consumer redress has to be part of the next stage of reform.
What needs to be done
A statutory compensation mechanism should be put in place for homeowners who suffer defined losses because of rogue or insolvent building contractors. We should also introduce mandatory insurance or warranty arrangements for certain residential building work. Neither of these are proving popular measures among construction companies. But there are models internationally, including in Australia, where licensing sits alongside stronger insurance, enforcement and consumer protection mechanisms. We don’t have to copy another country’s system wholesale, but we should be prepared to examine what works elsewhere and adapt the strongest elements for Ireland. We also need to tackle the problem of phoenix companies. A regulatory system will achieve very little if an operator can leave debts, defective work and dissatisfied customers behind in one company and simply reappear carrying out substantially the same business through another. There also must be meaningful consequences for deliberately operating outside the statutory system. Otherwise, the compliant builder carries the expense and responsibility of meeting the rules while the rogue operator simply ignores them.
Brett Jordan on unsplash
In Ireland, The Regulation of Providers of Building Works and Miscellaneous Provisions Act 2022 is potentially very valuable in preventing problems before they happen. Although there are issues with how the builder’s register is to be administered (see article on next page), it can raise standards, create accountability and make it more difficult for people who do not meet the required standard to operate legitimately.
What to do if you suspect you're dealing with a cowboy builder Document the problems – Photograph defective, damaged or unfinished work and keep a clear record of what has happened. Keep all paperwork – Save contracts, quotes, invoices, receipts, messages and payment records. Get an independent assessment – If quality or safety is a concern, ask a chartered engineer or building surveyor to inspect the work. Contact the builder in writing – Explain the issues clearly and give them a reasonable opportunity to respond or put things right. Be cautious with further payments – Check your contract and seek advice before paying more where serious problems remain. Seek legal advice if needed – Especially if the builder will not engage, has disappeared or significant losses are involved. Check your cover – Review home insurance, legal expenses cover, warranties and guarantees that may offer support. Report unregistered work – Where registration is required, suspected unlawful work or advertising should be reported.
S E L F B U I L D E X T E N D & RE N OVAT E / 15 19
opinion
Michael Doherty Former Mica Action Group campaigner
The crisis isn’t over Michael Doherty got to rebuild his crumbling blocks home, but says many affected homeowners are still waiting to move on.
If you are seeing cracks in your home If you are worried cracking may be linked to defective concrete blocks, get a professional assessment. Speak to an appropriately qualified engineer or architect who has experience with defective concrete blocks. Have them look at the pattern and extent of the damage; they will let you know if it appears consistent with the problem and whether you may meet the threshold for the grant scheme. From there, affected homeowners in a designated area can begin the application process through their local authority, with assessment under the scheme involving the Housing Agency and the relevant technical requirements. And go into the process with your eyes open; it can be a long journey. Understand exactly what your grant determination covers. Get proper cost advice and look carefully at the difference between the grant amount and real tender prices. Factor in temporary accommodation, storage, professional fees and the many things that come with dismantling one home and building another. Don’t assume that because the scheme exists everything from that point will be straightforward.
16/SELFBUILD EXTEND & RENOVATE
O
n December 12, 2025, my wife and I moved into our new home. After everything that had happened, it should have been a moment of nothing but celebration. And in many ways it was. We have a beautiful home and I am extremely grateful that we were in a position to rebuild it and come through the other side. But I was very conscious of the people who hadn’t. For a long time I didn’t even put photographs of the new house on social media. I knew there were people I had campaigned alongside who were still living in mobile homes. I knew there were pensioners wondering whether they would ever see their houses rebuilt. I knew families were still trying to work out where they were going to find the money to make the grant scheme work for them. So while my own defective concrete block journey has reached a much better place, the crisis has not gone away. In fact, the official figures make that very clear. At the end of May 2026, there had been 3,506 applications across the five counties then included in the Government’s published statistics. Of those, 1,289 applicants had commenced works and 527 had completed remediation. Behind every one of those numbers is a household. That is something we should never forget.
Construction inflation has been a major issue. In Donegal, the sheer number of homes requiring work has created its own local market pressure.
A grant is not the same as having your costs covered
My own experience illustrates why the grant scheme doesn’t work. The house I lost was around 4,000 sqft. The house we rebuilt is around 3,000 sqft. We made that choice because of cost. I am delighted with the house we now have, in many respects it’s a better home. It has been built to modern standards, is far
more energy efficient and the layout suits our lives today. But to get there, we put roughly €200,000 of our own money into the project on top of the grant. We were fortunate that we could make that work; a great many people cannot. That is why I have always had difficulty with the idea that simply describing a scheme as ‘100 per cent redress’ makes it so. There is a maximum grant, there are prescribed rates and then there is the price a contractor actually quotes you to carry out the work. If the two don’t meet, somebody has to fund the difference and that somebody is you. Construction inflation has been a major issue. In Donegal, the sheer number of homes requiring work has created its own local market pressure. There is enormous demand for a limited pool of builders and tradespeople. So a homeowner can have an approval on paper and still face the question: where am I going to find the rest of the money? For somebody in work with savings or access to borrowing, that may be possible, but for a pensioner or family already paying a mortgage on a defective property, it may not be. That’s how we’ve ended up with a scheme that exists, only for people to remain trapped.
48+ Years Experience Trusted by 80,000+ Customers Market Leading Products
Build a Cleaner, Healthier Home BEAM Heat Recovery Ventilation (MVHR) Give your low energy, airtight home a constant supply of clean, fresh, filtered air.
BEAM Central Vacuum System Clean smarter with our state-of-the-art retractable hose system built into the walls of your home. Improved Indoor Air Quality Health Benefits for Everyone Quality & Value Assured Full design, sales, installation and service available throughout NI & ROI
NI: T: 028 7963 2424 E: info@beamcentralsystems.com W: beamcentralsystems.com
ROI: T: 01 8330 668 E: info@beamcentralsystems.ie W: beamcentralsystems.ie
Scan the QR code for your FREE quote
news
One-off starts up by a third
One-off housing starts bounced back in Ireland in the first half of 2026, as self-builders continue to overwhelmingly choose traditional block construction. A total of 2,313 one-off homes were started during the first six months of 2026, according to figures from the Department of Housing, Local Government and Heritage. That was 616 more homes than during the same period in 2025, an increase of 36 per cent. The rise follows a sharp fall in activity last year. One-off starts dropped from 6,328 in 2024 to 3,771 in 2025, a fall of around 40 per cent. However, 2024 was not a typical year. Many homeowners and developers brought projects forward to meet the deadlines for the development levy waiver and the Uisce Éireann connection charge refund scheme.
This led to major spikes in April and December 2024, which together accounted for around 40 per cent of all one-off starts that year. Once those deadlines passed, commencements returned to a steadier pattern during 2025.
Donegal records the most one-off starts
In June 2026 alone, work started on 479 one-off homes. That was 17 per cent of all residential units commenced during the month. Donegal recorded the highest number of one-off starts during the first half of the year, at 257. Cork County, which typically boasts the highest number of
one-off starts, followed closely with 251, while Galway County recorded 247. Together, the three counties accounted for almost one-third of all one-off homes started between January and June. Although one-off starts increased, self-builds made up a smaller share of the overall housing market. A total of 15,946 homes of all types were commenced during the first half of 2026. One-off houses accounted for around 14.5 per cent of that total. By comparison, they represented almost 23 per cent of all homes started during 2025. This doesn’t mean selfbuild activity has fallen again. Instead, apartment and scheme
housing starts have grown much faster.
Almost nine in 10 are block-built Of the 2,313 homes started between January and June, 2,041 listed masonry block as their main construction material. That means just over 88 per cent, or almost nine in every 10 one-off homes, were block built. Timber frame was the next most common method, but it remained a long way behind at 101 homes, or just over 4 per cent of the total. ICF was used for 63 homes, while masonry brick accounted for 46.
1 in 6 Help to Buy claims are self-builds
Self-builds made up almost 18 per cent of approved Help to Buy claims in 2025, but Revenue can’t give a success rate. More than one in six successful Help to Buy (HTB) claims in 2025 related to people building their own homes, according to Revenue figures. The HTB scheme is a Government tax refund scheme which was originally designed to help firsttime buyers fund the deposit needed to self-build or buy a new home. To claim your tax refund you must have a mortgage in place and have drawn down the first tranche of your mortgage. First-time buyers (FTB) can now claim a tax rebate of €35,000 towards the price of a self-build house. Revenue’s latest annual 18/SELFBUILD EXTEND & RENOVATE
report shows that 9,575 HTB claims were approved during the year. Of these, 1,703 (or 17.79 per cent) were self-builds, with the remainder relating to new home purchases. However, there is no equivalent breakdown at the application stage, meaning it isn’t known what proportion of self-builders who apply for HTB succeeded in receiving the support. This comes after figures reported by RTÉ showed that 88,532 people had applied for HTB since July 2020, while 48,878 had received support. Nearly 40,000 applications had therefore either been rejected
or hadn’t resulted in a home purchase. But Revenue told Selfbuild that those figures can’t be used to calculate a rejection rate specifically for self-builders. The issue comes down to how the HTB process works. When someone first applies, they don’t have to tell Revenue whether they intend to buy a new home or build one themselves. “Under the Help to Buy scheme, applicants can submit an application and receive approval without indicating whether they intend to purchase a property or undertake a self-build,”
Revenue told Selfbuild. “In many cases, applicants use the application process to establish whether they are eligible for the scheme and, if so, the maximum potential refund available to them.” Revenue only receives confirmation that the applicant is a self-builder when they move on to make a claim. For self-builders, that can happen after the first tranche of the mortgage has been drawn down. The claim must then be verified by the solicitor acting on behalf of the self-builder before it can be approved and paid.
news
BER now adds value to property prices New research from the Sustainable Energy Authority of Ireland suggests a better energy rating results in a higher sale price. A new report from the Sustainable Energy Authority of Ireland (SEAI) has looked at how a home’s Building Energy Rating (BER) is linked to its sale price. The research shows buyers do appear to be willing to pay more for homes with better energy ratings. How much more depends on the property, where it is and the rating it achieves. The SEAI report, Building Energy Ratings and Property Sales Prices in Ireland, looked at 49,350 homes sold across Ireland in 2023 and 2024. The researchers used actual sale prices rather than just asking prices and also took account other things that affect a property’s value, including its location, size and age. Nationally, homes tended to sell for an average of 2.7 per cent more for every step up the old 15-point BER scale. That might not sound like a huge amount, but it can add up. On a €400,000 property, 2.7 per cent is €10,800. And the difference was even bigger in rural areas, where homes tended to sell for an average of 4.7 per cent more for every step up the scale. That doesn’t mean spending a few thousand euro to improve your BER by one grade will automatically add €10,800 to your home’s value. The figure is an average across thousands of sales, and every property is different. The report also found that the difference was smaller when looking at asking prices – 2.3 per cent compared with 2.7 per cent for actual sale prices. So, while a better BER might not make a huge difference to the price a house is advertised at, buyers may be willing to pay more for it when it comes to making an offer.
Garden room boom Garden home notifications rise by at least 7 per cent as new rules reached seven-week mark. The number of notifications for new ‘garden homes’ rose by at least 7 per cent in just over two weeks, as Ireland’s new planning exemption reached its seven-week mark. At least 110 Class 3A notifications had been received by local authorities since the new rules came into effect on July 27, based on the latest figures available. The Journal reported on August 30 that 103 notifications had been received across the country during the first month of the scheme. Since then, Cork County Council alone has reported an increase from six notifications to 13. That means the national number has increased by at least 7 per cent, since The Journal published its figures 15 days previously.
The actual increase is likely to be higher as updated figures haven’t been received from every local authority and the Department of Housing doesn’t currently have a running national total. The new regulations allow certain detached homes to be built in back gardens without planning permission. Housing Minister James Browne changed legislation to allow the homes be built without planning permission in its latest bid to combat the housing crisis. However, homeowners still have to notify their local authority before going ahead, with the developments recorded under Class 3A – Detached Auxiliary Dwellings. When The Journal published its figures, South Dublin had received the
highest number of notifications. More recent figures obtained directly by Selfbuild.ie from local authorities show notifications have continued to come in. Cork County has now received 13, more than double the six reported by The Journal at the end of August. Of those 13, the council said nine met the criteria for the exemption and none had been withdrawn. Wicklow has received five notifications, the same number reported by The Journal. Other councils which supplied figures said Kerry had received four notifications, Laois four, Offaly four, Carlow two, Donegal two, Mayo two, Louth one and Sligo one. Roscommon County Council hadn’t received any statutory Class 3A notifications.
However, receiving a notification doesn’t necessarily mean the proposed garden home will ultimately go ahead under the exemption. Carlow said one of its two notifications didn’t meet the requirements, while Kerry said two of its four didn’t meet them. Laois said it had received four notifications, with three valid and one withdrawn following planning advice. Offaly said none of its four notifications had been withdrawn or deemed non-compliant, while Donegal and Sligo also reported no withdrawals. A number of councils didn’t provide updated figures. There is also no current national running total available from the Department of Housing. SELFBUILD EXTEND & RENOVATE /19
news FTB salary gap widens across Ireland
The bootcamp is back by popular demand
The Selfbuild Extend & Renovate Connacht Show reintroduced our Bootcamp hosted by self-build expert John Corless. Back by popular demand, the Selfbuild Extend & Renovate Bootcamp at the Beam Theatre was a highlight of the Connacht Show this October, offering practical guidance to people planning a new build, renovation or home extension. The return of the Bootcamp reflected the demand among self-builders and renovators for straightforward, accessible advice to help them navigate the process of building or improving their homes. The income needed to buy a typical first home now tops €100k in three counties, with Meath closing in on the six-figure mark, according to research by Chill Insurance, which means a single first-time buyer earning the national median salary can’t borrow enough to buy or build their first home in any county in Ireland. The analysis puts the national median salary at €44,816, while even in Longford – identified as the most affordable county – a single buyer would need an annual income of €48,375 to secure the mortgage required for a median-priced first-time buyer home. “With Irish house prices continuing to increase faster than wages, first-time buyers are finding it increasingly difficult to find a property they can afford, not just in Dublin or major urban centres but right across the country,” Economist Austin Hughes said. “With would-be buyers in Dublin and surrounding counties now needing around twice the typical wage in those areas and approaching that in Cork and Galway, this ‘purchase gap’ is growing and spreading in a worrisome manner.” The affordability gap becomes considerably wider around Dublin and the east of the country. Three counties now require a six-figure salary from a single first-time buyer: Dublin at €108,000, Wicklow at €101,250 and Kildare at €100,238. Last year, Dublin was the only county where the calculated income requirement exceeded €100,000.
Bootcamp theatre
Hosted by John Corless, the Bootcamp addressed the needs of homeowners at different stages of their journey, whether they were starting to plan a new home, considering an extension or preparing to renovate an existing property. For those planning a new build, understanding the process from the outset can help establish a strong foundation for a successful project. For renovators, getting to grips with the scope of the work, the options available and the practical considerations involved can be equally important. The Bootcamp offered visitors the chance to build their knowledge, consider the questions they needed to ask and approach their projects with greater confidence.
Free tickets
As a Selfbuild+ member, you can claim your free tickets and take advantage of the practical advice, industry expertise and inspiration available at the shows. With hundreds of experts on hand to answer your questions, it’s your one-stop shop to get the advice you need and find the products you want. The next show takes place in Ulster on 7–8 November 2026 at the Eikon Exhibition Centre, Lisburn, followed by Munster in January, Leinster in February and Connacht in October 2027. Visit selfbuild.ie for full details.
20/SELFBUILD EXTEND & RENOVATE
company news
Timber Frame Ireland on DIY SOS
New 45sqm turnkey units from HebHomes Now that you no longer need planning permission to build in your back garden in Ireland, subject to conditions under the new Class 3A planning exemption, HebHomes has launched a 45sqm permanent self-contained structure that ticks all the building regulations boxes. The Airigh 3A Collection brings together especially adapted versions of HebHomes’ popular AGH201, AGH301 and AGH401 designs. Each has been
Timber Frame Ireland played a key role in the DIY SOS: The Big Build Ireland project for Hannah Leonard and her family in Bray, Co Wicklow, which aired on October 18th.
Director Declan Bourke was approached by the production team to step in as the new timber frame supplier. After hearing Hannah’s story, the company committed to delivering the project, with just one week to design, engineer, manufacture and prepare the frame for installation. Timber Frame Ireland supplied a closed-panel timber frame extension and roof structure, independently engineered and certified. The walls arrived insulated and airtight, with a service cavity ready for first-fix trades, making the system ideal for the demanding nine-day build. Despite installation delays on build day, the team worked into the evening to get the frame erected and roof covering in place. For Timber Frame Ireland, the project was about more than demonstrating off-site construction. Donating its time, materials and expertise to help Hannah and her family was the real reward. “We’re incredibly proud to have been involved,” said Declan. Hannah’s dad, Kevin Leonard, later sent a heartfelt message: “What an amazing job you all did. We can’t wait to get Hannah home to enjoy her new space. We love it, thank you so much.” Watch back on the RTÉ Player and learn more at timberframeireland.ie
carefully redesigned to fall within the permitted 32sqm to 45sqm floor-area range while retaining the architectural character, generous glazing and carefully planned interiors of the original Airigh homes. With prices starting at €57,300, the units include a kitchen, living space, bedroom and bathroom within a highly insulated, energy-efficient building. The units are built with Structural Insulated Panels (SIPS). hebhomes.ie
SELFBUILD EXTEND & RENOVATE /21
Protect Your Home
Choose a licensed security provider Thinking about installing CCTV, an intruder alarm, or hiring another security service? Make sure they are licensed by the Private Security Authority (PSA). PSA licensed contractors include: Alarm installers CCTV installers Locksmiths Access control providers Security guarding companies Supplier and installer of safes Using a licensed provider means they meet legal standards and helps to protect you and your home. Always check the PSA Register before you hire. www.psa-gov.ie
projects IN PARTNERSHIP WITH
NEW BUILDS, RENOVATIONS, EXTENSIONS & GARDENS
24
NEW BUILD IN CO FERMANAGH
44
CONVERSION IN CO WESTMEATH
34
NEW BUILD IN CO MONAGHAN
54
GARDEN ROOM IN CO ANTRIM
64 NEW BUILD IN CO DERRY / 72 JAPANESE INFLUENCES IN CO GALWAY / 74 SELF-BUILD RENOVATION DIARY IN CO KILKENNY SELFBUILD EXTEND & RENOVATE/23