Cover the Legal Base — Insurance, Warranties and Statutory Compliance for a Self-Build
On this page
Self-build insurance €800–€2,500/year; structural warranty €2,500–€5,000; latent defects €2,500–€4,500. None of it is optional.
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.
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.
Briefs in this stage
10 in-depth answers for this stage of the build. Pick the one that matches your question.
Capital Gains Tax on a Site in Ireland — When It Applies, the Exemptions, and the Trap
CGT on a site in Ireland: 33% on the gain. Exemptions for principal private residence, inherited land, and land bought for self-build.
CGT on site IrelandRead brief →
Contract Law Basics for Self-Builders in Ireland — RIAI Contract, Retention, and Your Rights
The RIAI contract defines your rights and the contractor's obligations. Always use it. Get a solicitor to review before signing.
contract law self builder IrelandRead brief →
Latent Defects Insurance in Ireland — 10-Year Cover for Hidden Defects
Latent defects insurance: €2,500–€4,500 for a 10-year policy. Pays if a hidden defect threatens the structure or makes the house uninhabitable.
latent defects insurance IrelandRead brief →
Life Cover During a Self-Build in Ireland — When the Lender Wants It and What It Costs
Life cover during build: €400–€800/year. Most lenders require it for a self-build mortgage. Decreasing term aligned to the drawdown schedule.
life cover during build IrelandRead brief →
Public Liability for a Self-Build in Ireland — Who Needs It, What It Covers, and the Cost
Public liability for self-build: €150–€500/year. Covers injury to third parties or damage to their property during the build.
public liability self build IrelandRead brief →
Self-Build Insurance in Ireland — Site Cover, Public Liability, and the Lender Requirement
Self-build site insurance: €800–€2,500/year. Public liability €150–€500/year. Required by the lender and by the building contract.
self build insurance IrelandRead brief →
Solicitor for a Self-Build in Ireland — When to Hire, What They Do, and the Cost
Solicitor for a self-build: €1,500–€3,500 for the conveyance. Plus €500–€1,500 for the building contract review. Worth it.
solicitor self build IrelandRead brief →
Stamp Duty on a Site in Ireland — 1% Up to €1m, 2% Above, and Agricultural Land
Stamp duty on residential land: 1% up to €1m, 2% above. On a €200k site, that's €2,000. Agricultural land is different.
stamp duty on site IrelandRead brief →
Structural Warranty in Ireland — HomeBond, Premier Guarantee, and the 10-Year Cover
Structural warranty in Ireland: HomeBond or Premier Guarantee. €2,500–€5,000 for a 150 m² house. 10-year cover.
structural warranty IrelandRead brief →
VAT-Registered Self-Builder in Ireland — The Sole Trader Route and the 13B Scheme
Most Irish self-builders register as a sole trader to reclaim VAT under the 13B scheme. 40–60% recovery is typical.
VAT registered self builder IrelandRead brief →
Where to go next
Next decision
The next step in your build sequence.
- Contract Law Basics for Self-Builders in Ireland — RIAI Contract, Retention, and Your Rights →
- Self-Build Insurance in Ireland — Site Cover, Public Liability, and the Lender Requirement →
- 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 →
Branch into
Adjacent decisions at the same stage.
Watch out for
Common mistakes, hidden costs, gotchas.
- Capital Gains Tax on a Site in Ireland — When It Applies, the Exemptions, and the Trap →
- 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 →
- Solicitor for a Self-Build in Ireland — When to Hire, What They Do, and the Cost →