Manage the Build — Direct Labour, Main Contractor or Hybrid
On this page
Main contractor: 12–18% on top, saves your time. Direct labour: cheaper, costs you 20+ hours/week for 9–15 months. Hybrid is most common.
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/
Quick decision matrix
| If your situation is | Then choose |
|---|---|
| You have 20+ free hours/week and construction experience | Direct labour is viable |
| You work full-time off-site | Main contractor or hybrid with a project manager |
| Site is remote (long commute for trades) | Main contractor — manages their own travel economics |
| You want a single point of liability | Main contractor (sole responsibility for defect rectification) |
| You want control over quality | Direct labour (you inspect every trade) |
| Build cost > €500k | 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.
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.
Briefs in this stage
12 in-depth answers for this stage of the build. Pick the one that matches your question.
Appointing a Main Contractor in Ireland — The Contract, the Insurances, and the Programme
Main contractor: 12–18% on top, saves your time. RIAI contract, programme, insurances, retention. Get 3 quotes.
appointing main contractor IrelandRead brief →
BER Assessment in Ireland — When to Get One, What It Costs, and What the Assessor Measures
BER assessment in Ireland: €200–€400. Done at completion, after BCAR sign-off. Required for occupancy and for SEAI grants.
BER assessment Ireland self buildRead brief →
Building Contract Types in Ireland — Fixed-Price vs Cost-Plus, and What Each Means
Fixed-price shifts price risk to the contractor. Cost-plus charges actual cost plus margin. Most Irish self-builds use fixed-price.
building contract types IrelandRead brief →
Choosing a Builder in Ireland — The 10 Questions That Sort the Field
Get 3 quotes, visit 2 recent builds, call 2 references, check insurance, agree a fixed-price contract with retention.
choosing a builder IrelandRead brief →
Direct Labour vs Main Contractor in Ireland — Cost, Time, Risk, and the Hybrid Route
Main contractor: 12–18% on top, saves your time. Direct labour: cheaper, costs you 20+ hours/week. Hybrid is most common.
direct labour vs main contractor IrelandRead brief →
Final Inspection in Ireland — BCAR, Certificate of Compliance, and What Gets Signed
Final inspection: Assigned Certifier inspects the finished build, signs the Certificate of Compliance on Completion. Required for occupancy.
final inspection IrelandRead brief →
PSCS and PSDP in Ireland — Mandatory Roles Under SHWW 2013, Who Takes Them, and When
PSCS (Project Supervisor Construction Stage) and PSDP (Project Supervisor Design Process) are mandatory under SHWW 2013.
PSCS PSDP IrelandRead brief →
Retention in a Self-Build in Ireland — 5% Held Back, When It's Released, and the Trap
5% retention is held back from each stage payment. Released at snag closure. Half at handover, half 6 months later.
retention self build IrelandRead brief →
Schedule of Works for a Self-Build — What It Is, Why It Matters, and How to Write One
Schedule of works: a written list of every task and material. Included in the building contract. The single most important document.
schedule of works self buildRead brief →
Self-Build Programme in Ireland — Gantt Chart, Critical Path, and the 9–15 Month Reality
Self-build programme: 9–15 months on site for a 150–200 m² house. Add 6–12 months pre-build and 6–10 weeks post-build.
self build programme IrelandRead brief →
Snag List Process in Ireland — The Walk-Through, the 60–180 Items, and the Fix
Snag list: 60–180 items on a 180 m² house. 4–8 weeks for the first pass, 2–4 weeks for the final closure.
snag list process IrelandRead brief →
Stage Payments in a Self-Build in Ireland — Milestones, Retention, and the 5% Rule
Stage payments: foundation, wall plate, roof, weathertight, first fix, second fix, completion. 5% retention held until snag closure.
stage payments self build IrelandRead brief →
Where to go next
Next decision
The next step in your build sequence.
- Appointing a Main Contractor in Ireland — The Contract, the Insurances, and the Programme →
- Choosing a Builder in Ireland — The 10 Questions That Sort the Field →
- Final Inspection in Ireland — BCAR, Certificate of Compliance, and What Gets Signed →
- 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 →
Branch into
Adjacent decisions at the same stage.
- BER Assessment in Ireland — When to Get One, What It Costs, and What the Assessor Measures →
- 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 →
Watch out for
Common mistakes, hidden costs, gotchas.
- 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 →
- Direct Labour vs Main Contractor in Ireland — Cost, Time, Risk, and the Hybrid Route →
- Retention in a Self-Build in Ireland — 5% Held Back, When It's Released, and the Trap →
Compare with
Alternative approaches worth knowing.