Manage the Build — Direct Labour, Main Contractor or Hybrid
On this page
When this matters most
You're choosing how the build is delivered, or you've started and want to switch.
When this doesn't apply
Build is finished and signed off.
Decision matrix
If: You have 20+ free hours/week and construction experience
Then: Direct labour is viable
If: You work full-time off-site
Then: Main contractor or hybrid with a project manager
If: Site is remote (long commute for trades)
Then: Main contractor — manages their own travel economics
If: You want a single point of liability
Then: Main contractor (sole responsibility for defect rectification)
If: You want control over quality
Then: Direct labour (you inspect every trade)
If: Build cost > €500k
Then: Main contractor is the standard route
Frequently asked questions
What is a PSDP?
Project Supervisor Design Process. Required by the SHWW (Construction) Regulations 2013. Appointed before design begins. Coordinates safety during design.
What is a PSCS?
Project Supervisor Construction Stage. Required before construction starts. Coordinates safety on site during the build.
How long does it take to build a 180 m² house?
9–15 months on site after weathertight-enabling conditions (foundation, walls, roof). Add 3–4 weeks each for foundation phase, services first fix, drylining, and second fix.
When do I pay stage payments?
Most RIAI and contractor contracts pay on milestones (foundation, wall plate, roof, weathertight, first fix, second fix, completion), usually 5–10% each. Never pay in advance of work done. Never release all retention until snag list is closed.
Should I sign a fixed-price or cost-plus contract?
Fixed-price shifts price risk to the contractor (and they will price for it). Cost-plus charges actual cost plus margin (and prices can creep). Most Irish self-builders use a fixed-price contract with a clear schedule of works.
Sources
Health and Safety Authority, Construction Regulations 2013 and PSCS / PSDP duties. https://www.hsa.ie/
RIAI, Form of Building Contract 2012. https://www.riai.ie/
Frequently asked questions
What is a PSDP?
Project Supervisor Design Process. Required by the SHWW (Construction) Regulations 2013. Appointed before design begins. Coordinates safety during design.
What is a PSCS?
Project Supervisor Construction Stage. Required before construction starts. Coordinates safety on site during the build.
How long does it take to build a 180 m² house?
9–15 months on site after weathertight-enabling conditions (foundation, walls, roof). Add 3–4 weeks each for foundation phase, services first fix, drylining, and second fix.
When do I pay stage payments?
Most RIAI and contractor contracts pay on milestones (foundation, wall plate, roof, weathertight, first fix, second fix, completion), usually 5–10% each. Never pay in advance of work done. Never release all retention until snag list is closed.
Should I sign a fixed-price or cost-plus contract?
Fixed-price shifts price risk to the contractor (and they will price for it). Cost-plus charges actual cost plus margin (and prices can creep). Most Irish self-builders use a fixed-price contract with a clear schedule of works.
Related guides
- Appointing a Main Contractor in Ireland — The Contract, the Insurances, and the Programme
- 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
- Choosing a Builder in Ireland — The 10 Questions That Sort the Field
- Direct Labour vs Main Contractor in Ireland — Cost, Time, Risk, and the Hybrid Route
- Final Inspection in Ireland — BCAR, Certificate of Compliance, and What Gets Signed
- 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
- 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