Cover the Legal Base — Insurance, Warranties and Statutory Compliance for a Self-Build
On this page
When this matters most
You're at pre-construction or land purchase. Insurance and warranty are not optional.
When this doesn't apply
Build is finished, the warranty is in place, the snag is closed.
Frequently asked questions
Do I need a structural warranty?
Strictly, no. But most mortgage lenders require it for self-builds. It's insurance that covers structural defects for 10 years (HomeBond, Premier Guarantee, Build-Zone are the main Irish providers).
What is latent defects insurance?
Insurance that pays out if a hidden defect is discovered within 10 years that threatens the structure or makes the house uninhabitable.
Do I need a solicitor?
Yes. For title on the land, for the building contract, and for registration of the new house at completion. Cost €1,500–€3,500 each.
Should I register as a sole trader or a limited company?
Most self-builders register as a sole trader (if you do direct labour and reclaim VAT). Limited company is overkill unless you're building more than one. Talk to your accountant.
What is PII?
Professional Indemnity Insurance. Architects and engineers carry it. Should your design professional make an error that causes a defect, their PII pays. Verify PII is in date when appointing.
Sources
HomeBond, Structural warranty policy details. https://www.homebond.ie/
Irish Statute Book, Safety, Health and Welfare at Work (Construction) Regulations 2013 (SI 291/2013). https://www.irishstatutebook.ie/
Frequently asked questions
Do I need a structural warranty?
Strictly, no. But most mortgage lenders require it for self-builds. It's insurance that covers structural defects for 10 years (HomeBond, Premier Guarantee, Build-Zone are the main Irish providers).
What is latent defects insurance?
Insurance that pays out if a hidden defect is discovered within 10 years that threatens the structure or makes the house uninhabitable.
Do I need a solicitor?
Yes. For title on the land, for the building contract, and for registration of the new house at completion. Cost €1,500–€3,500 each.
Should I register as a sole trader or a limited company?
Most self-builders register as a sole trader (if you do direct labour and reclaim VAT). Limited company is overkill unless you're building more than one. Talk to your accountant.
What is PII?
Professional Indemnity Insurance. Architects and engineers carry it. Should your design professional make an error that causes a defect, their PII pays. Verify PII is in date when appointing.
Related guides
- Capital Gains Tax on a Site in Ireland — When It Applies, the Exemptions, and the Trap
- Contract Law Basics for Self-Builders in Ireland — RIAI Contract, Retention, and Your Rights
- Latent Defects Insurance in Ireland — 10-Year Cover for Hidden Defects
- Life Cover During a Self-Build in Ireland — When the Lender Wants It and What It Costs
- Public Liability for a Self-Build in Ireland — Who Needs It, What It Covers, and the Cost
- Self-Build Insurance in Ireland — Site Cover, Public Liability, and the Lender Requirement
- Solicitor for a Self-Build in Ireland — When to Hire, What They Do, and the Cost
- Stamp Duty on a Site in Ireland — 1% Up to €1m, 2% Above, and Agricultural Land
- Structural Warranty in Ireland — HomeBond, Premier Guarantee, and the 10-Year Cover
- VAT-Registered Self-Builder in Ireland — The Sole Trader Route and the 13B Scheme