Appointing a Main Contractor in Ireland — The Contract, the Insurances, and the Programme
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Main contractor: 12–18% on top, saves your time. RIAI contract, programme, insurances, retention. Get 3 quotes.
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.
When this matters most
You're appointing a main contractor.
When this doesn't apply
You've signed the contract.
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.
When this matters most
You're appointing a main contractor.
When this doesn't apply
You've signed the contract.
Where to go next
Next decision
The next step in your build sequence.
- Choosing a Builder in Ireland — The 10 Questions That Sort the Field →
- Final Inspection in Ireland — BCAR, Certificate of Compliance, and What Gets Signed →
- Self-Build Programme in Ireland — Gantt Chart, Critical Path, and the 9–15 Month Reality →
- Snag List Process in Ireland — The Walk-Through, the 60–180 Items, and the Fix →
- Stage Payments in a Self-Build in Ireland — Milestones, Retention, and the 5% Rule →
Branch into
Adjacent decisions at the same stage.
- BER Assessment in Ireland — When to Get One, What It Costs, and What the Assessor Measures →
- PSCS and PSDP in Ireland — Mandatory Roles Under SHWW 2013, Who Takes Them, and When →
- Retention in a Self-Build in Ireland — 5% Held Back, When It's Released, and the Trap →
- Schedule of Works for a Self-Build — What It Is, Why It Matters, and How to Write One →
Watch out for
Common mistakes, hidden costs, gotchas.
- BER Assessment in Ireland — When to Get One, What It Costs, and What the Assessor Measures →
- Building Contract Types in Ireland — Fixed-Price vs Cost-Plus, and What Each Means →
- Direct Labour vs Main Contractor in Ireland — Cost, Time, Risk, and the Hybrid Route →
- Retention in a Self-Build in Ireland — 5% Held Back, When It's Released, and the Trap →
Compare with
Alternative approaches worth knowing.