Self-Build First Steps in Ireland — The Seven Decisions to Make Before You Instruct Anyone
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Site, team, route, budget, finance, entity, insurance. Lock these seven in before you draw a line on paper.
Before you instruct an architect, an engineer, or a builder, lock in seven decisions: (1) is the site buildable (planning + physical), (2) have you appointed or shortlisted an RIAI architect, (3) is an engineer on standby for the foundation spec, (4) is an assigned certifier identified for BCAR, (5) is the build route chosen (main contractor / direct labour / hybrid), (6) is the budget envelope set to €600k–€1m total, and (7) is the mortgage or self-finance route arranged. Most first-time self-builders in Ireland run into trouble by skipping (2): a written brief that takes 2–4 weeks of your time saves €30k–€80k in redesign fees later (RIAI fee guidance 2024). Detailed design should not start until these seven are settled. Re-doing planning over a missed design point is the single most expensive mistake on this site (Building Control (Amendment) Regulations 2014, SI 9/2014).
TL;DR
The seven first decisions: (1) site, (2) architect, (3) engineer, (4) assigned certifier, (5) build route, (6) budget envelope, (7) finance/mortgage.
Lock all seven before you instruct detailed design. Changing any of them after the design starts costs €3,000–€8,000 in redesign fees plus 4–8 weeks delay.
Most first-time self-builders underestimate step 2: a 2–4 week written brief saves €30k–€80k in rework. Skip the brief and you'll redo drawings.
When this matters most
You've decided to self-build and are about to instruct your first professional.
When this doesn't apply
You've already lodged planning or are on site.
Frequently asked questions
What should I do first when self-building in Ireland?
Confirm the site is buildable (planning + access + soil + water + wastewater), then appoint an RIAI architect, write a brief, and only then start drawings. Site assessment first, team second, design third.
How do I pick an architect for a self-build?
RIAI registered architects charge 8–12% of build cost for full service. Visit two recent builds, ask for references, agree a written brief and RIAI contract before any drawing work starts.
Do I need an engineer before I have a site?
Not strictly, but most architects bring an engineer in once a preferred site is shortlisted. The engineer scopes the foundation (€120–€450/m²) which depends on the soil test.
What is an assigned certifier?
A registered professional (architect, engineer, or building surveyor) appointed under BCAR (SI 9/2014) to inspect the build and sign the Certificate of Compliance on Completion. Mandatory for every new dwelling.
Sources
Royal Institute of the Architects of Ireland, Standard Form of Contract and Fee Guidance 2024. https://www.riai.ie/
Building Control (Amendment) Regulations 2014 (SI 9/2014), Department of Housing. https://www.gov.ie/
Frequently asked questions
What should I do first when self-building in Ireland?
Confirm the site is buildable (planning + access + soil + water + wastewater), then appoint an RIAI architect, write a brief, and only then start drawings. Site assessment first, team second, design third.
How do I pick an architect for a self-build?
RIAI registered architects charge 8–12% of build cost for full service. Visit two recent builds, ask for references, agree a written brief and RIAI contract before any drawing work starts.
Do I need an engineer before I have a site?
Not strictly, but most architects bring an engineer in once a preferred site is shortlisted. The engineer scopes the foundation (€120–€450/m²) which depends on the soil test.
What is an assigned certifier?
A registered professional (architect, engineer, or building surveyor) appointed under BCAR (SI 9/2014) to inspect the build and sign the Certificate of Compliance on Completion. Mandatory for every new dwelling.
When this matters most
You've decided to self-build and are about to instruct your first professional.
When this doesn't apply
You've already lodged planning or are on site.
Where to go next
Next decision
The next step in your build sequence.