Stage Payment Triggers in a Self-Build — What Each Drawdown Requires
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Stage payments: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%).
Stage payments in a self-build: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). The exact percentages vary by lender. Each drawdown requires: a valuation by the lender (typically 2–4 weeks), an inspection by the Assigned Certifier (under BCAR), and proof of work done (invoices, photos). Never pay in advance of work done. Never release all retention until snag list is closed. Most contracts hold 5% retention until snag is closed. The first drawdown (foundation) typically releases 4–6 weeks after the foundation is poured and cured. The last drawdown (completion) typically releases 4–6 weeks after the BCAR sign-off and the snag closure.
When this matters most
You're planning the cashflow and need to understand the drawdown triggers.
When this doesn't apply
The build is finished.
Sources
Building Control (Amendment) Regulations 2014 (SI 9/2014). https://www.gov.ie/
Frequently asked questions
What are the stage payment triggers in a self-build?
Foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). Each requires a valuation, an inspection, and proof of work done.
When does the first drawdown release?
4–6 weeks after the foundation is poured and cured. The lender's valuer inspects; the Assigned Certifier inspects; the lender releases the drawdown.
When does the final drawdown release?
4–6 weeks after the BCAR sign-off and the snag closure. Most contracts hold 5% retention until the snag is closed.
When this matters most
You're planning the cashflow and need to understand the drawdown triggers.
When this doesn't apply
The build is finished.
Where to go next
Next decision
The next step in your build sequence.
- Contingency Budget for a Self-Build in Ireland — Why 10% Is the Minimum and 15% Is Safer →
- First Home Scheme in Ireland — Equity Share for New Builds, Eligibility, and the Catch →
- Self-Build Mortgage Step by Step in Ireland — Application to Final Drawdown →
- VAT on a Self-Build in Ireland — 13.5% Labour, 23% Materials, and the Sole Trader Route →
Branch into
Adjacent decisions at the same stage.
- Help-to-Build in Ireland 2026 — €30,000 Toward the Deposit, Income Caps, and How to Apply →
- Mortgage Interest During Build in Ireland — How It Works, What It Costs, and the Trap →
- Quantity Surveyor for a Self-Build in Ireland — When to Hire One and What It Saves →
- Self-Build Cashflow in Ireland — How the Money Flows Month by Month →
Watch out for
Common mistakes, hidden costs, gotchas.
- Grants for Self-Build in Ireland 2026 — SEAI, Help-to-Build, and the Eligibility Trap →
- Hidden Costs of a Self-Build in Ireland — The 12 That Catch First-Timers →
- Mortgage Interest During Build in Ireland — How It Works, What It Costs, and the Trap →
- Self-Build Cost per m² in Ireland 2026 — Total Project Cost and the Line Items →
- Single-Storey vs Two-Storey Cost in Ireland — Which Is Cheaper, Which Is More Cost-Efficient →
Compare with
Alternative approaches worth knowing.