Stage Payment Triggers in a Self-Build — What Each Drawdown Requires
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Stage payments in a self-build: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). The exact percentages vary by lender. Each drawdown requires: a valuation by the lender (typically 2–4 weeks), an inspection by the Assigned Certifier (under BCAR), and proof of work done (invoices, photos). Never pay in advance of work done. Never release all retention until snag list is closed. Most contracts hold 5% retention until snag is closed. The first drawdown (foundation) typically releases 4–6 weeks after the foundation is poured and cured. The last drawdown (completion) typically releases 4–6 weeks after the BCAR sign-off and the snag closure.
TL;DR
Stage payments: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%).
Each drawdown requires: a valuation by the lender, an inspection by the Assigned Certifier (under BCAR), and proof of work done (invoices, photos).
Never pay in advance of work done. Never release all retention until snag list is closed. Most contracts hold 5% retention until snag is closed.
When this matters most
You're planning the cashflow and need to understand the drawdown triggers.
When this doesn't apply
The build is finished.
Frequently asked questions
What are the stage payment triggers in a self-build?
Foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). Each requires a valuation, an inspection, and proof of work done.
When does the first drawdown release?
4–6 weeks after the foundation is poured and cured. The lender's valuer inspects; the Assigned Certifier inspects; the lender releases the drawdown.
When does the final drawdown release?
4–6 weeks after the BCAR sign-off and the snag closure. Most contracts hold 5% retention until the snag is closed.
Sources
Building Control (Amendment) Regulations 2014 (SI 9/2014). https://www.gov.ie/
Frequently asked questions
What are the stage payment triggers in a self-build?
Foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). Each requires a valuation, an inspection, and proof of work done.
When does the first drawdown release?
4–6 weeks after the foundation is poured and cured. The lender's valuer inspects; the Assigned Certifier inspects; the lender releases the drawdown.
When does the final drawdown release?
4–6 weeks after the BCAR sign-off and the snag closure. Most contracts hold 5% retention until the snag is closed.