Defects Liability Period in Ireland — 12 Months, What's Covered, and the Process
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Defects liability period: 12 months from practical completion. The contractor must fix defects that appear. Document everything in writing.
Defects liability period: 12 months from practical completion. The contractor must fix defects that appear. Covers: structural defects, finish defects, equipment defects. Doesn't cover: wear and tear, third-party damage, lack of maintenance. Document every defect in writing with photos and dates. The contractor is obligated to fix; the retention is held until the end of the period. Most Irish self-build contracts follow the RIAI 12-month defects liability period, with the option to extend to 24 months for latent structural defects. The structural warranty (HomeBond, Premier Guarantee) provides a separate 10-year cover for major structural issues.
TL;DR
Defects liability period: 12 months from practical completion. The contractor must fix defects that appear.
Covers: structural defects, finish defects, equipment defects. Doesn't cover: wear and tear, third-party damage, lack of maintenance.
Document every defect in writing with photos and dates. The contractor is obligated to fix; the retention is held until the end of the period.
When this matters most
You're at the end of the build and need to understand the defects liability period.
When this doesn't apply
The period has ended and the retention is released.
Frequently asked questions
What is the defects liability period?
12 months from practical completion, during which the contractor must fix defects that appear. Most Irish contracts follow the RIAI 12-month period. Some extend to 24 months for latent structural defects.
What does the defects liability period cover?
Structural defects, finish defects, equipment defects. Doesn't cover: wear and tear, third-party damage, lack of maintenance. Document every defect in writing.
What is the difference between defects liability and structural warranty?
Defects liability: 12 months, contractor obligation. Structural warranty: 10 years, insurance-backed. Both are typically held. Defects liability covers the short term; structural warranty covers the long term.
Sources
RIAI, Form of Building Contract 2012. https://www.riai.ie/
Frequently asked questions
What is the defects liability period?
12 months from practical completion, during which the contractor must fix defects that appear. Most Irish contracts follow the RIAI 12-month period. Some extend to 24 months for latent structural defects.
What does the defects liability period cover?
Structural defects, finish defects, equipment defects. Doesn't cover: wear and tear, third-party damage, lack of maintenance. Document every defect in writing.
What is the difference between defects liability and structural warranty?
Defects liability: 12 months, contractor obligation. Structural warranty: 10 years, insurance-backed. Both are typically held. Defects liability covers the short term; structural warranty covers the long term.
When this matters most
You're at the end of the build and need to understand the defects liability period.
When this doesn't apply
The period has ended and the retention is released.
Where to go next
Next decision
The next step in your build sequence.