Drawing Stages for a Self-Build in Ireland — From Sketch to As-Built
On this page
Sketch → Planning → Technical Design → Tender → Construction → As-Built. Six stages, each with its own deliverable.
Six drawing stages in a self-build: Sketch (site analysis + brief, options, no formal drawings), Planning (drawings for the application — location, site, floor plans, elevations, sections), Technical Design (full construction drawings, including structural, M&E, and finishes), Tender (drawings issued to the builder for pricing), Construction (drawings for the site, including RFIs and site instructions), As-Built (what was actually built, required for BCAR sign-off). Most self-builders see only the first three. As-Built drawings are required for the Certificate of Compliance on Completion (CCC) under BCAR (SI 9/2014). Each stage has a deliverable and a fee payment. Don't skip stages; each one builds on the previous. RIAI contract defines the stages.
When this matters most
You're working with an architect and need to understand the process.
When this doesn't apply
You've already appointed an architect and started sketch design.
Sources
Royal Institute of the Architects of Ireland, Plan of Work. https://www.riai.ie/
Frequently asked questions
What are the architect's drawing stages in Ireland?
Six stages: Sketch, Planning, Technical Design, Tender, Construction, As-Built. Each has a deliverable and a fee payment. RIAI contract defines the stages.
What is the as-built drawing in Ireland?
The final drawing showing what was actually built. Required for the Certificate of Compliance on Completion (CCC) under BCAR (SI 9/2014). Without it, the Assigned Certifier cannot sign off.
What is the difference between planning drawings and construction drawings?
Planning drawings go to the local authority for the application: location, site, floor plans, elevations, sections. Construction drawings are detailed for the builder: full dimensions, structural, M&E, finishes, junctions.
When this matters most
You're working with an architect and need to understand the process.
When this doesn't apply
You've already appointed an architect and started sketch design.
Where to go next
Next decision
The next step in your build sequence.
Branch into
Adjacent decisions at the same stage.
Watch out for
Common mistakes, hidden costs, gotchas.