Appointing a Main Contractor in Ireland — The Contract, the Insurances, and the Programme
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Main contractor: 12–18% on top of build cost, saves your time. RIAI Standard Form of Building Contract 2012 is the standard. Before signing: fixed-price contract (not cost-plus), programme in writing (start date, key milestones, completion date), insurances verified (public liability, employer's liability, contractor's all-risk), retention agreed (5% typical, held until snag closure), VAT registered, BCAR-registered for the roles. Get 3 quotes. Visit 2 recent builds by each. Call 2 references. Don't sign without the RIAI contract. The contract defines everything: scope, programme, payment, retention, defects liability, dispute resolution.
TL;DR
Main contractor: 12–18% on top of build cost, saves your time. RIAI Standard Form of Building Contract 2012 is the standard.
Before signing: fixed-price contract, programme in writing, insurances verified, retention agreed (5% typical), VAT registered.
Get 3 quotes. Visit 2 recent builds by each. Call 2 references. Don't sign without the RIAI contract.
When this matters most
You're appointing a main contractor.
When this doesn't apply
You've signed the contract.
Frequently asked questions
What is the main contractor's premium in Ireland?
12–18% on top of build cost. For a €500k build: €60k–€90k. Saves you 20+ hours/week of project management for 9–15 months.
What is the RIAI Standard Form of Building Contract?
The standard contract between client and main contractor, published by the Royal Institute of the Architects of Ireland. Defines scope, programme, payment, retention, defects liability, dispute resolution. Always use it.
How do I verify a builder's insurances?
Ask for the certificates before signing the contract. Public liability €6.5m+ minimum, employer's liability €13m+ minimum, contractor's all-risk for the build. The contract should require these to remain in force throughout the build.
Sources
RIAI, Form of Building Contract 2012. https://www.riai.ie/
Frequently asked questions
What is the main contractor's premium in Ireland?
12–18% on top of build cost. For a €500k build: €60k–€90k. Saves you 20+ hours/week of project management for 9–15 months.
What is the RIAI Standard Form of Building Contract?
The standard contract between client and main contractor, published by the Royal Institute of the Architects of Ireland. Defines scope, programme, payment, retention, defects liability, dispute resolution. Always use it.
How do I verify a builder's insurances?
Ask for the certificates before signing the contract. Public liability €6.5m+ minimum, employer's liability €13m+ minimum, contractor's all-risk for the build. The contract should require these to remain in force throughout the build.