Self-Build Mortgage Step by Step in Ireland — Application to Final Drawdown
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Self-build mortgage: application, valuation, drawdowns at 7 milestones, final retention. 12–18 months from application to final drawdown.
Self-build mortgage in Ireland: application, valuation, drawdowns at 7 milestones, final retention. 12–18 months from application to final drawdown. Stage drawdowns: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). The exact percentages vary by lender. You'll need: planning permission, BCAR Commencement Notice, Assigned Certifier, fixed-price building contract, structural warranty. Most lenders will not lend more than the value at each stage. Apply as soon as you have planning permission. The application takes 4–8 weeks; the valuation takes 2–4 weeks; the first drawdown releases on completion of the foundation.
TL;DR
Self-build mortgage in Ireland: application, valuation, drawdowns at 7 milestones, final retention. 12–18 months from application to final drawdown.
Stage drawdowns: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%).
You'll need: planning permission, BCAR Commencement Notice, Assigned Certifier, fixed-price building contract, structural warranty.
When this matters most
You're applying for a self-build mortgage.
When this doesn't apply
The mortgage is drawn down.
Frequently asked questions
How long does a self-build mortgage take in Ireland?
12–18 months from application to final drawdown. Application 4–8 weeks. Valuation 2–4 weeks. Stage drawdowns at 7 milestones. Final retention released at snag closure.
What do I need for a self-build mortgage application?
Planning permission, BCAR Commencement Notice, Assigned Certifier, fixed-price building contract, structural warranty. Plus standard mortgage documents (P60s, bank statements, etc.).
When is the final mortgage drawdown?
At completion (10% of the build cost), subject to snag closure and BCAR sign-off. Most lenders hold 5% retention until the snag is closed, then release the final 10%.
Sources
HomeBond, Structural warranty. https://www.homebond.ie/
Frequently asked questions
How long does a self-build mortgage take in Ireland?
12–18 months from application to final drawdown. Application 4–8 weeks. Valuation 2–4 weeks. Stage drawdowns at 7 milestones. Final retention released at snag closure.
What do I need for a self-build mortgage application?
Planning permission, BCAR Commencement Notice, Assigned Certifier, fixed-price building contract, structural warranty. Plus standard mortgage documents (P60s, bank statements, etc.).
When is the final mortgage drawdown?
At completion (10% of the build cost), subject to snag closure and BCAR sign-off. Most lenders hold 5% retention until the snag is closed, then release the final 10%.
When this matters most
You're applying for a self-build mortgage.
When this doesn't apply
The mortgage is drawn down.
Where to go next
Watch out for
Common mistakes, hidden costs, gotchas.