Selfbuild + EXTENSIONS RENOVATIONS NEW HOMES INTERIORS GARDENS
SELFBUILD.IE SPRING 2024
Dream it . Do it . Live it
P ROJ ECTS IN : . GALWAY . DOWN . T YRO NE . LO NG FORD . MAYO . KI LKENN Y . DU B LI N
SELFBUILD JOURNEY
STAGE 1: IS YOU R SITE GOOD ENOU GH TO BU ILD ON ? L IIRREEL ALNADNBDE SGT US EI D L LEI N H G EMLA PG AI N Z IG N E YFOO U R SBE LUFI-LB DU I,L DEEXR TS EA N N DD HOO R M E RI EM N P ROOVV AT E R SE A ALLL-
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welcome “With a good design, you can build a house that’s just the right size for your needs...”
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elcome to Selfbuild magazine – one of the many benefits of your subscription to Selfbuild+. Throughout this issue we’re focusing on build costs and where they’re heading in 2024. No one has a crystal ball so we’ll have to rely on past trends to guide us, and it seems there’s plenty to look forward to this year. Interest rates haven’t increased nearly as much as many feared in 2023 and it looks like inflation will continue to mellow out in 2024. For material prices, timber and other key building materials are going in the right direction. With the notable exception of concrete and other cement products, which continue to suffer from high fuel prices and the new concrete levy in ROI. If you’re wondering if now is a good time to build, the answer is yes. In ROI, planning levies and water connection charges are waved until April of this year. And new homes are selling for nearly €100k more than secondhand ones in ROI (p15). With a good design, you can build a house that’s just the right size for your needs and delivers on what you want and need. That means it
doesn’t have to cost a fortune. So in this issue, we’re starting at the beginning and taking a fresh look at the very early stages of your self-build project – which is determining if the site is worth building on. Its viability will have to do with whether there are planning red flags to consider, like the contentious locals only rules in ROI aka housing need, or whether the site itself will cost a fortune to work with, e.g. to get wastewater in. Your Selfbuild Journey starts page 101. Whatever stage you’re at, do get in touch. If you have a question email letters@selfbuild.ie and we will do our best to get it answered by the experts (Letters are on p82) and if you’re happy to share your own project with us, along with the tips and advice you’ve gathered, email astrid.madsen@ selfbuild.ie to see your home featured in the magazine. We’d love to hear from you. Happy building!
Astrid Madsen - Editor astrid.madsen@selfbuild.ie
101
Your Selfbuild Journey... The Site Assessment stage of your Journey deals with the questions you need to ask yourself before you buy the site, or if you plan to build on a site that has been gifted to you.
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Letters... If you have a question, want to share some insights, or simply let us know how you’re getting on with your project, we’d love to hear from you for our Letters page. Email us at letters@selfbuild.ie
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what’s inside
Contents Projects
24 The legacy home
Michael McKeon was an early adopter of Insulating Concrete Formwork (ICF), the method of construction he used to build his home in Co Longford. He shares how he got on.
34 Building wisdom Matthew and Hannah Sterrett of Co Tyrone share the knowledge they’ve accumulated building their forever home in Co Tyrone.
44 Unlocking
64 Urban garden
How Padraig and Grainne Haughney created an oasis in their back garden in Kilkenny city, including their top tips and advice.
70 Independent living Sonya Russell’s downsizing project in Co Down is the perfect example of what good design delivers – a tailormade, budget friendly home.
78 Elevated patio
Garden designer Anne Byrne explains how to she designed a big rural garden in Co Galway.
54 Complete overhaul All articles equally cover the 32 counties; when we refer to the Republic of Ireland the abbreviation is ROI. For Northern Ireland it’s NI.
24
The legacy home
06/ S E L F B U I L D / S P R IN G 2 4
This lockdown project in Co Down saw Nikki and Ian Pitt renovate their home to suit their style and needs. They open up about what they learned along the way.
34
Buildling wisdom
82 Letters
This issue we look at mechnical ventilation, kitchen trends for 2024 and more.
86 Does it save money to go direct labour?
Quantity surveyor Keith Kelliher spells out what savings can be made by hiring tradesmen yourself, as opposed to a main contractor, in today’s climate.
88 Pricing your project
potential
Marie Behan highlights what she would do differently with her extension and renovation project in Dublin.
Advice
Structural engineer and architectural designer Les O’Donnell explains the difference between bills of quantities and schedules of work.
News 09 News
Get up to date with the latest in home building and home improving, in both NI and ROI.
90 What can you build for 350k?
Architect Micah Jones shares his experience working to such a budget for a family home in rural Ireland.
44
Unlocking potential
Selfbuild Ireland Ltd EDITOR Astrid Madsen astrid.madsen@selfbuild.ie
92
CONTRIBUTOR Heather Campbell DESIGN Myles McCann myles.mccann@selfbuild.ie Shannon Quinn shannon.quinn@selfbuild.ie MARKETING Calum Lennon calum.lennon@selfbuild.ie Victoria Hunter victoria.hunter@selfbuild.ie
90
Rebecca Ferris rebecca.ferris@selfbuild.ie Lizzie McCullough lizzie.mccullough@selfbuild.ie
92 Passive house experts
Thinking of going down the passive house route? Here’s who you’ll need to hire, and what to expect from them.
94 Managing stress
Project manager Andrew Stanway’s guide to looking after your mental health when you’re in the thick of building or renovating.
Selfbuild Journey 102 Overview
An introduction to Stage 1 of your Selfbuild Journey: Site Assessment.
104 Site tips
Top 3 site-related issues to consider before you start.
96 Staircase
106 NI planning
Your quick guide to internal staircases, from cantilevered to U-shaped.
Lifting the lid on the mess that is the roll out of the new Local Area Development Plans in NI.
inspiration
regulations unfair:
108 Foundations to success
A passive build project gets off the ground in Co Mayo.
111 Locals only
What is Housing Need, and why it is preventing people from building in the ROI countryside.
112 Love at first site
SUBSCRIPTIONS Becca Haslett becca.haslett@selfbuild.ie ADVERTISING SALES Emma Phillips emma.phillips@selfbuild.ie Joanna McConvey joanna.mcconvey@selfbuild.ie Lisa Killen lisa.killen@selfbuild.ie Maria Toland maria.toland@selfbuild.ie Nicola Delacour-Dunne nicola.delacour@selfbuild.ie
How issues with this tricky site in Co Down got resolved.
ACCOUNTS Karen McLeigh karen.mcleigh@selfbuild.ie
114 Who’s Who
Leanne Rodgers leanne.rodgers@selfbuild.ie
Architectural designers.
SALES DIRECTOR Mark Duffin mark.duffin@selfbuild.ie MANAGING DIRECTOR Brian Corry brian.corry@selfbuild.ie
54
Complete overhaul
70
Independent living
CHAIRMAN Clive Corry clive.corry@selfbuild.ie DISTRIBUTION EM News Distribution Ltd
The publishers cannot accept responsibility for errors or omissions nor for the accuracy of information reproduced. Where opinions may be given, these are personal and based upon the best information to hand. At all times readers are advised to seek the appropriate professional advice. Copyright: all rights reserved.
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news
UPDATES . ANALYSIS . PRODUCTS
Cheap loans for energy upgrades A government backed low interest loan scheme is being rolled out for those undertaking energy upgrades in their home, announced the ROI Department of Environment. omeowners who avail of Sustainable Energy Agency of Ireland (SEAI) grants will be able to borrow from €5,000 to €75,000 on an unsecured basis for a term of up to 10 years at low interest rates, the ROI government has announced. The interest rates will be “significantly lower” than those currently available on the market, according to the Department of Environment, thanks to a governmentbacked interest rate subsidy underpinned by European Investment Bank (EIB) funding. Selfbuild understands lenders have applied to participate in the loan scheme and expect the low interest product to be rolled out no earlier than March. The loan will not be means tested. It will be open to anyone who wants to undertake an energy upgrade that qualifies for an SEAI grant, be it a deep retrofit (one stop shop) grant or individual energy upgrade grant such as adding solar photovoltaic (PV) panels or carrying out insulation work on some elements of the house. “We have designed the loans with the needs of homeowners in mind,” said Minister for the Environment Eamon Ryan. “Access will be simple and speedy with an emphasis on reducing the administrative burden on homeowners accessing both loans and grants. This means that
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NI slow to retrofit NI is lagging behind the rest of the UK for retrofits, warned representative body the Northern Ireland Federation of Housing Associations. In December 2023, the UK government announced it would provide £1.25billion to improve energy efficiency in 140,000 homes in Great Britain by 2028. However in NI, there is currently no scheme for retrofitting homes and the NIFHA says it should be a priority of any future Executive when formed. Seamus Leheny, NIFHA Chief Executive, said: “While we all wait for a restoration of the NI Executive and a potential new public services funding model, in the absence of an Executive and political decision making, we will be lagging behind for generations when it comes to the decarbonisation of our housing stock.”
Build now, ask later householders can concentrate more on making their homes warmer and more economical, not on the paperwork.” The scheme is the first of its kind for both Ireland and the EIB Group. The Strategic Banking Corporation of Ireland (SBCI) will deliver the €500 million scheme through participating on-lenders. The SBCI is to announce an open call inviting lenders to participate. Free energy upgrades continue to be available for those on some social welfare payments under the Warmer Homes Scheme, whereby the upgrades are fully funded and the SEAI organises the work.
Thousands of people who carried out building works without planning permission have been granted retention approval by local authorities, according to an Irish Independent investigation. Building first and asking for forgiveness later is an approach that has been adopted by at least 11,000 people in ROI since 2019, according to the newspaper. Retention permission is sought after an unauthorised development has been built. More often than not, these applications are approved, according to data seen by the newspaper.
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news
PV grant to drop €300 every year from 2024 The grant that subsidises photovoltaic (PV) panels is to drop by €300 every year starting in 2024, the ROI government has confirmed. SEAI supported 10,017 households under the Domestic Solar PV scheme in 2022 and estimates that it will support over 22,000 households in 2023. In 2023, there have been 21,488 applications made to the scheme to the end of October. ESB Networks reports that there are now over 75,000 registered microgenerators across Ireland. he domestic solar photovoltaic (PV) grant will fall by €300, reducing the maximum allowance from €2,400 to €2,100 as administered by the Department of Environment’s government body, the Sustainable Energy Authority of Ireland (SEAI). The maximum grant allowance for PV is currently for around 10 panels, at 400W to 430W each, or more and is capped at €2,400. The grant to install a battery was axed two years ago. A spokesperson for the Department of the Environment, Climate and Communications said the Microgeneration Support Scheme (MSS) was approved in December 2021 to support 380MW of new microgeneration capacity by 2030 under the Climate Action Plan. For 2022 and 2023 the Department estimates approximately 150 MW of installed capacity will have been supported, describing the grant scheme as successful. The spokesperson said the reduction in grant amounts “was made clear when the scheme was launched”. “The maximum grant levels were always designed to remain at €2,400 for 2022 and 2023, and then to reduce by up to €300 for each subsequent year, until it is anticipated that no grant support will be required from 2029 onwards,” the spokesperson said. According to the same source, the
T
One stop shop
However, it is still unclear whether the One Stop Shop grants will be affected. “The continued eligibility for solar PV under the National Home Energy Upgrade Scheme following the phase out of the Microgeneration Support Scheme is a matter which will be kept under review by the Department and SEAI over the coming years,” a spokesperson for the Department of the Environment, Climate and Communications told Selfbuild. SEAI registered One Stop Shop providers offer an end-to-end service for homeowners. This includes surveying; designing the upgrades; managing the grant process; helping with access to finance; engaging contractors; and quality assurance. The One Stop Shop grant requires that you upgrade the energy efficiency of your entire home in what’s referred to as a deep retrofit. A shallow retrofit refers to individual upgrades done on a piecemeal basis. Under the Scheme, grants are available for home energy assessments; heat pumps; wall and roof insulation; PV; windows and doors; ventilation systems; project management; as well as a launch bonus.
Europe’s retrofit bill to reach €1 trillion The EU’s recast Energy Performance of Buildings Directive (EPBD) could cost €1 trillion across member states, according to Dublin MEP and lead negotiator of the directive Ciaran Cuffe in an interview with The Journal. The recast EPBD is working towards upgrading, on a gradual scale, the energy ratings of every building in the EU to combat the energy use of older buildings. While it will not be an obligation for all households to upgrade, Cuffe said that the European Union (EU) will ask its 27 member states to prioritise public buildings at first. Later, the EU will develop schemes to assist members of the public to upgrade their homes. Cuffe said the directive is trying to “move most of the buildings in Europe up to an A energy rating” by 2050. The measure is a part of the EU’s Green Deal which looks to decrease the amount of carbon released into the atmosphere, reaching a carbon neutral status by 2050. One in three buildings in the EU are over 50 years old, and three in four are energy inefficient. In Ireland, just over 27,000 buildings were retrofitted last year. The government’s National Retrofit Plan aims to have 500,000 homes retrofitted by the end of 2030.
Help to Buy won’t be extended Finance Minister Michael McGrath has ruled out extending the Help to Buy scheme to secondhand homes, reports the Irish Independent. The scheme gives up to €30,000 tax back to first-time buyers who are buying new properties, including self-builds. Backbenchers called the scheme to be extended to areas where there are few new build homes. However Minister McGrath said there are “no plans” to extend it as the initiative aims to incentivise developers to build homes. “It could serve to dilute the incentive effect of the measure in terms of encouraging additional supply,” he said. “Extending the HTB scheme in this way would provide no incentive effect to encourage the building of new homes and would be likely to have a significant deadweight element and a high Exchequer cost.” SPRING24/ S E LFBUI LD/ 1 1
news
Septic tank grant more than doubles The grant to upgrade your septic tank in ROI more than doubles to €12k, with eligibility criteria loosened. Grants available to repair or replace faulty on site wastewater treatment systems in ROI are increasing to €12,000 from €5,000, the Department of Housing announced on November 4, 2023. The grant level is based on 85 per cent of eligible works up to the maximum grant available. The grants were originally only available to those who failed a septic tank inspection; in 2020 the grant was widened to any septic tank installed in a high risk area. Another requirement was to have had your septic tank registered with your local authority before February 1st 2013. To qualify for the grant you will no longer need to prove your septic tank is registered, however it is unclear if the grant will continue to only apply to those in high risk areas. The changes took effect on January 1st 2024. “The increase in Grant Aid is welcomed, however the current requirements where it’s only applicable in the case of an inspection or being in either the ‘High Status Objective Area’ or ‘River Basin Management plan’ is not sufficient,” Graf Ireland Environmental’s Managing Director Cathal Keane told Selfbuild. “Systems which are known to be faulty are not being upgraded in the hope that they will get an inspection and qualify for the grants. I look forward to clarity on the qualification required for this improved grant aid.” He adds that based on the work they’ve done, the cost of repairing or replacing an existing septic tank “can vary greatly depending on the site but €8,000 to €15,000 would probably be the range”.
Eligibility criteria still apply The Department of Housing tells Selfbuild the grant will continue to only apply to those who live in a high risk
Cost of upgrading a septic tank: €8k-€15k area or who have failed a septic tank inspection. Self-builders cannot request to have their septic tank inspected. Specifically work for remediation, repair, upgrade or replacement of a domestic wastewater treatment system serving a house is available under three scenarios: - An Advisory Notice has been received, following the failure of an inspection carried out by a local authority under the National Inspection Plan; - The DWWTS serves a house which is situated in a Prioritised Area for Action, as under the River Basin Management Plan 2018-2021; - The DWWTS serves a house which is situated in a High Status Objective Catchment Areas, as under the River Basin Management Plan 2018-2021. Maps to check if your house is in a high risk area are available through the Department’s website. Funding for the grants is provided under the Department’s Rural Water Programme, which is administered by local authorities on behalf of the Department. Householders who are eligible for the grant must apply to the local authority in which their wastewater treatment system is located.
What is a DWWTS? Domestic wastewater treatment systems collect, treat and discharge wastewater from households that are not connected to a mains sewerage system. Many self-builders who build their home in the countryside need an onsite wastewater treatment system as few mains connections tend to be available. All septic tanks must be registered with local authorities who may inspect them to ensure they do not pollute waterways, soil and river streams. Half of all septic tanks inspected by local authorities last year failed inspection, according to the Environmental Protection Agency. The state agency argues fixing septic tanks is “taking too long”, as inspections every year show poor performance. More than 1,100 inspections were completed last year and there are nearly half a million systems in operation in ROI. Structural defects and lack of maintenance were the most common reasons for failure.
Why do septic tanks fail? Rainwater ingress Effluent ponding Leaking Discharging illegally to ditches / streams Not desludged Not maintained 0
5
10
15
20
25
Source: Reasons for DWWTS failures (2022), epa.ie
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%
news
Eco-friendly rural homes most popular buys As the supply of homes for sale in ROI halved in 2023 as compared to the pre-Covid average, reports show eco-friendly rural homes are the most popular buys. ‘Lifestyle’ choices are driving the price of rural homes up in ROI, according to property market analyst Geowox, while daft.ie’s 2023 residential report shows a drop in the supply of homes for sale.
Rural areas rule
“In a striking reversal of long-standing trends, the Irish real estate market is showing a marked preference for the pastoral charm and spaciousness of rural living,” notes the Geowox Housing Market Report for the third quarter of 2023, published in November 2023. According to the report, the countryside is emerging as “a new beacon of growth”. While Dublin’s house prices decreased on average 3.5 per cent in 2023 vs 2022, (urban centres decreased 0.7 per cent overall), growth came from the countryside with 11.1 per cent growth in house prices year on year. “Since mid-2022, rural homes have consistently commanded higher prices than their urban counterparts, underscoring a significant shift in buyer priorities.” The key driver, according to the report is larger, more comfortable homes, adding: “the rural idyll is increasingly seen not just as a lifestyle choice but also as
a savvy investment”. The Geowox report shows the median home price in ROI stood at €320,000 for Q3 2023, a 4.9 per cent increase on the previous year, with Dublin still commanding 55 per cent more than the rest of the country. The daft.ie report shows the median price of new builds stood at €407,500 over the same period.
Energy ratings
Because of the building regulations, newly built homes have to achieve a high building energy rating (BER). This could be part of the reason why newly built homes command a higher price tag. The average cost of new homes is 41.4 per cent higher than existing ones, averaging at €410,000, according to Geowox, “underscoring the premium placed on modernity and, likely, energy efficiency”. Energy efficient homes, or homes with an energy rating in the A or B band, are commanding 29.1 per cent higher house prices than those with poorer energy ratings.
Prices stabilise despite supply drop According to daft.ie’s report on the residential sector for the fourth quarter of 2024, house prices have behaved
more normally in 2023 than According to Geowox, the drop in sales suggests in the post-Covid era and “a market that’s becoming have in fact stabilised. increasingly discerning”. The average listed price rose “This cooldown in sales by just 3.4 per cent in 2023 was most pronounced in as compared to rises of 6 the segment of properties per cent in 2022, 8.1 per cent priced below €150K, which in 2021, and 7.7. per cent in shrank by 15.3 per cent — a 2020. telling sign of the dwindling The catch is that prices availability of lower-priced haven’t decreased because homes amid the general there are more homes to uptick in property values,” buy. There were just 11,000 states its Q3 2023 report. homes for sale on December The most expensive 1st 2023, as compared to an counties according to average of 25,000 homes for Geowox were Co Dublin sale between 2015 and 2019. followed by Co Kildare, Co According to the author Meath, Co Wicklow, and Co of the report, Ronan Lyons, Galway, “illustrating a clear weak demand is the reason preference for proximity to house prices have dropped. urban centres and economic While interest rates rises are hubs”. less felt in Ireland than in other countries like the US, he says “changes in economic conditions nonetheless had its effect”. He added that a “lack of price growth when there is scarce supply – simply because it’s sufficient to meet weak demand – is [not so] welcome. That seems to be the picture facing the secondhand market in particular at the Newly built homes, ROI prices, daft.ie Q4 2023 moment”. residential report SPRING24/ S E LFBUI LD/ 1 5
news Build cost inflation Construction costs have increased by nearly 23 per cent between the end of 2019 and Q3 2023, according to the Banking & Payments Federation Ireland (BPFI) Housing Market Monitor Q3 2023. The BPFI warns that affordability issues could arise as home prices increase faster than incomes. Lead times, or how long it took for supplies to be delivered to large building sites, lengthened for the fourth consecutive month in November. That’s according to the BNP Paribas Real Estate Ireland Construction Purchasing Managers’ Index (PMI) for November 2023. During this time, that report also shows input prices increased; the rise was described as “sharp” but weaker than the inflationary spike experienced in 2021/2022. Subcontractor rates increased at the fastest pace in seven months, while the subcontractor quality index deteriorated. In short supply were blocklayers, groundworkers, plumbers and electricians, among others. Rebuild costs in ROI have increased by an average of 12 per cent, says the Society of Chartered Surveyors Ireland (SCSI), with a four bedroom 199sqm detached house in an estate (no figures available for oneoff houses) costing from €2,399/sqm to rebuild in the Northwest and up to €3,213/ sqm in Dublin including VAT, plus the cost of the garage – €21,500 single attached garage to €38,500 for a double attached garage. In NI, the Building Cost Information Service (BCIS) House Rebuilding Cost Index indicates that costs have risen by 4.7 per cent nationwide, estimating a fourbedroom 199sqm detached house (without a garage) would cost £1,316 to rebuild in Derry and up to £1,432/sqm in Belfast. NI paints a similar picture. Material costs as well as wages and salaries all increased in the third quarter of this year, according to the Federation of Master Builders (FMB) State of Trade Survey for the third quarter of 2023. Around 70 per cent of all FMB members reported an increase in material costs and nearly 60 per cent a net increase in wages and salaries. Although these numbers aren’t as high as in Q1 or Q2, it’s still significant. Almost three in four builders said rising input costs led them to increase the price they charge for work. One member said that “material costs are now decreasing slightly but not as much as they had increased over the year”. 1 6/ S E L F B U I L D / S P R IN G 2 4
State of the selfbuild market Builders are upbeat for 2024 but input costs continue to rise, according to construction sector reports. What does it all mean for self-builders? Projects on hold
“The tightening of the economic climate with increased interest rates does seem to be affecting confidence to proceed with work,” Gavin McGuire Director of FMB in NI said. “House building continues to struggle with more members reporting less workloads than there are reporting more. The planning offices of district councils are reporting a significant drop in the last quarter in applications which is a concern in terms of pipeline of new homes.” McGuire also said inflation and “economic adversity” has led to builders increasing their prices. “Without a functioning Executive and Ministers to lead departments, decisions around investment and future planning appear to also have a detrimental effect on public confidence,” said McGuire. Access to skilled labour continues to be a challenge in the industry, with more than half of FMB members reporting a shortage with knock-on effects such as having to cancel jobs.
How many new builds are in the pipeline
While the BPFI’s analysis shows that one-off house commencements and completions have stayed steady over the years, data for what’s in the pipeline is less promising and could be a result of the affordability issue. Since the middle of 2022, planning permission granted for one-off houses has been falling while multi-development houses have seen an increase, according to the Central Statistics Office. There were 7,499 one-off houses granted planning permission in 2021 in ROI, and 6,924 in 2022. For the first three quarters of 2023, the total was 3,819. However, another report by the BPFI from earlier this year shows self-builds dominating the mortgage market in rural areas.
As for commencement notices, or how many self-builders notified the authorities they were about to start building, there was a total of 4,695 one-off houses that filed a commencement notice in 2022. As of November 2023 the total stood at 4,314 which is on track to meet the same numbers as in 2022. According to the BPFI, the total level of new home completions in 2024 is likely to exceed 32,000 units.
ANALYSIS
Build costs outlook Is 2024 going to be a less expensive year to build or extend than 2023? It’s impossible to predict the future but in my opinion, it will be no more expensive to build in 2024 than it was in 2023. I see a fall in costs of materials offset by wages/rates increases, which means it’s probably going to remain on the whole the same, with the glimmer of hope of interest rates falling which will encourage people to at least make a start on their plans. Looking back, 2023 was pretty unstable. Starting with materials, there was significant stabilising both in terms
of supply and cost. Timber, steel and insulation prices all fell, with still a bit to go in my opinion. The cost of masonry products is still on the rise, i.e. blocks, cement, ready mix concrete. This is primarily due to cement’s reliance on fossil fuels for production and transport. As we struggle to transition to a cleaner and greener power supply, I can’t see this changing much in the next year or two but hopefully demand for diesel/petrol will eventually drop and this in turn will hopefully reduce the cost of oil as demand deceases. Or at least that’s the theory. As for labour costs, the cost of living crisis in Ireland and across most of Europe has had a major effect in the last year or so in that wages have been increasing to counteract inflation. Add to that the severe skilled labour shortage in the construction sector and we have a perfect storm. Unfortunately, it looks like the skill shortage is set to continue. This is down to a lack of apprenticeships – there hasn’t been much government encouragement or investment over the last 20 odd years in construction trades. But in the longer term, there could be a silver lining. Tradesmen are in high demand and will be for the near future, so a career or job in construction may become more attractive as it can be very financially rewarding. With interest rates hopefully having just peaked we can look forward to a steady easing over the next two to four years. I hope. This will slowly steady the ship and keep rates sustainable. What I would say is that it’s never really a bad time to build or equally it never is a good time. Building a new house, extension or even renovating is not or never will be an exact science. Nobody in my 25+ years experience has not had to make some concessions on their building project, be it on a design matter, financial matter, or other.
DJ Rasdale of DJ Build Estimations djestimations.com
In my view if you do decide to crack on with your building plans this year, you’re in no worse a position than someone doing it 10 years ago. In all likelihood you’re in a much better position. So be brave, plan well, do your research on costs or get someone to do it for you if you’re not confident in this matter. It’s money wisely spent. Shop around and be ready to make some compromises. Don’t be afraid to ask for help if you feel you need it. And remember, choose quality over the cheapest (never liked that word) price.
For up to date costings, go to the Selfbuild+ Build Cost Hub
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news
Self-builders waiting on serviced sites Only 8 serviced sites were made available under the government’s Ready to Build grant scheme since its launch a year ago.
The Ready to Build scheme has only offered eight sites to self-builders wishing to build their own home, according to a Department of Housing spokesperson, since it was launched as part of the Croí Cónaithe Towns Fund in September 2022. Under the Ready to Build scheme (Serviced Sites for New Homes) local authorities directly sell sites to selfbuilders and subsidise the cost of buying the site by servicing it for free.
The maximum discount off the sale price is €30,000. The level of discount depends on the level of servicing cost incurred by the local authority, and the sale price includes the discount applied. A serviced site is one that has all necessary infrastructure such as electricity, water and
wastewater, to build a house. making 2,000 sites available to Under the scheme local self-builders by 2025. authorities are selling serviced Under the scheme, local sites in rural towns and villages authorities are tasked with to people who want to move to finding sites that meet the a rural area. The site must be criteria. “It is a matter for the used to build a home to live in local authority to identify as a primary residence. suitable sites that are either All eight serviced sites already in their ownership up for sale were in Co Laois, or that can be acquired and and the closing date to apply make them available for to buy them was the 5th of development by providing May 2023. Four serviced sites services and access to the sites were available at Swan Road, Durrow, Co Laois priced concerned,” a spokesperson €40,000 each and in the village for the Department of Housing of Ballyroan, Co Laois priced told Selfbuild. €30,000 each. A Department of Housing spokesperson told Selfbuild a further 100 sites have been identified in 11 counties, falling Sligo short of the original target of Mayo Westmeath
Meath Fingal
Kildare Laois Wicklow Carlow
Kerry
Cork
The 100+ sites local authorities have identified are in these 11 locations. 1 8/ S E L F B U I L D / S P R IN G 2 4
Payout of vacant property grants slow Only 21 vacant property grants, which offer up to €70k to do up a derelict house in ROI, have been drawn down in 18 months. The ROI government’s Vacant Property Refurbishment Grant has been criticised by Sinn Féin as being “not fit for purpose” following the release of the latest Vacant Property Refurbishment Grant Statistics that indicates just 21 grants have been drawn down during the 18 months since its launch. The popular scheme received 4,640 applications since it opened in July 2022 with 1,975 approved by the end of September 2023. Yet only 21 grants have been drawn down so far by the following local authorities: Cavan, Clare, Fingal, Kerry, Kildare (4), Laois, Limerick (5), Longford, Louth, Mayo, Westmeath and Wexford (3). There have been zero drawdowns on approved applications in: Carlow, Cork City, Cork County, Donegal County, Dublin City, Dún Laoghaire-Rathdown, Galway City, Galway County, Kilkenny, Leitrim, Meath, Monaghan, Offaly, Roscommon, Sligo, South Dublin County, Tipperary, Waterford and Wicklow. In response to the report’s findings a spokesperson from the Department of Housing told Selfbuild: “Based on current data, refurbishment works are being completed in 12 months. The grant was launched in July 2022 for towns and villages of a certain size. The grant was
then extended in November 2022 to cover all areas of the country and in keeping with the 12-month timeframe grants are now starting to be paid out by local authorities.” “Due to the success of the Vacant Property Refurbishment Grant to date, and the number of applications received, the Cabinet agreed this week to double the number of homes assisted under the scheme – raising the target to 4,000 homes to be delivered by 2025.”
Approved grant applicant still waiting for payment Speaking on RTÉ Radio 1, following an interview with an approved grant applicant who has been waiting over two months to be reimbursed following completion of renovation work, Eoin Ó Broin, Sein Féin Housing Spokesperson complained that the scheme “wasn’t fully designed before it was opened for application”. He cited four main issues that have exacerbated the low drawdown rate: 1. How to deal with the Clawback agreement: Delays caused by the Department of Housing not finalising the necessary arrangements with the banks providing the mortgages. 2. Grant disbursement
timing: Grants are disbursed after completion, making it difficult for approved individuals without immediate financial resources to access loan finance for renovation work. 3. Lack of payment scheme agreement: Certain local authorities have yet to establish a payment plan for grant disbursement, adding to delays. 4. Staffing: Many local authorities lack adequate personnel to efficiently handle grant disbursement and related administrative tasks. During Leaders Questions Sinn Féin’s Pearse Doherty said many applicants “simply do not have the money or do not have the cash upfront to be able to pay for the works.” Responding to Doherty, Finance Minister Michael McGrath said the scheme itself is popular, citing the 4,640 applications that have come in since it opened last year. “Of course, the minister [for housing] will be open to any opportunities to improve the operation of the scheme,” Mr McGrath said. “This is a new scheme and it is definitely proving popular and many people are looking to it as a means of bringing a vacant home back into use or indeed of tackling dereliction.” “The minister [for housing]
will be engaging with the local authorities and indeed with applicants to get the feedback and to make sure that any issues that have arisen in terms of the operation of the scheme are being addressed over the period ahead.” Minister McGrath said the scheme had already been approved, with changes to the vacancy and dereliction eligibility date as well as increasing the funding that can be drawn down. A grant of up to €50,000, or €70,000 if derelict, is available for the refurbishment of vacant properties for occupation as a principal private residence or to be made available for rent. According to a Department of Housing spokesperson the grant process involves the local authority receiving, reviewing and validating applications and arranging for a qualified person to visit the property to check that it is possible to do the work and to assess the proposed cost. Following confirmation of a successful application and the works being completed, the local authority conducts a final property visit to review that the work has been completed in line with the grant application. Once the local authority is satisfied, it will then pay the grant.
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Sleek and sturdy If you need an internal door that delivers on aesthetics and sound insulation, check out Doorways’ latest offering – the New England door. Designed for durability and lasting beauty, the New England door boasts a sturdy particle board core that offers excellent strength and sound insulation, making it the perfect choice for bedrooms, home offices and other quiet spaces. The door is white primed with the highest quality undercoat and is available in imperial sizes. The New England model also offers a clear glazed option. Featuring a large single glass panel along its centre, it is perfect for downstairs spaces allowing light to filter throughout your home. The same design in oak is called the Nova Scotia due to its rustic charm. Visit the Doorways showroom on 143 Northumberland St, Belfast, open from 8am to 5pm from Monday to Thursday, from 8am to 4pm on Fridays and from 9am to 1pm on Saturdays. doorways.co.uk
Are heat pumps overkill for retrofits? Heat pumps, which create on average four units of heat energy from one unit of electricity, have stepped in as a low carbon solution for new builds. But if you consider existing homes, the cost of energy upgrades that will make a house ‘heat pump ready’ can be prohibitive – in the tens of thousands, even after the government grants. The home heating industry argues that homeowners who can’t afford the long payback periods of a full retrofit should be given
supports to keep their boiler and adapting it to take biofuels. Examples of biofuels include BioLPG, bioethanol, and Hydrotreated Vegetable Oil (HVO). “We firmly believe that HVO can serve as a practical and cost-effective alternative, offering an impressive 90 per cent reduction in greenhouse gas emissions compared to traditional fuels, all with minimal adjustments required to existing heating systems,” said Mark Doyle, Firebird Ireland’s General Manager. Some say that even in new builds, where space heating demand is very low, a biofuel boiler combined with photovoltaics (PV) can be a cost effective alternative to a heat pump. Biofuels are burned like fossil fuels, making them a low carbon solution for existing combustion technology (e.g. in boilers, cars and even planes). Biofuels are made from biomass, most of which comes from waste products such as used cooking oil.
IKEA x Love Your Home
Home furnishing retailer IKEA has partnered up with the Love Your Home Show Belfast 2024, bringing together two industry leaders to inspire and empower local homeowners with innovative and affordable home solutions. Love Your Home Show Belfast, in collaboration with IKEA, promises to be a fantastic and inspiring event for homeowners, interior design enthusiasts, and anyone looking to enhance their living spaces. Whether you are seeking practical solutions, design inspiration, or sustainable living ideas, this partnership will bring it all to one accessible and exciting venue. The event is on from March 22nd to 24th, open 10am to 6pm on all three days, at the TEC Belfast. Get your free tickets at loveyourhome.show
firebird.ie SPRING24/ S E LFBUI LD/ 2 1
projects IN PARTNERSHIP WITH
NEW BUILDS, RENOVATIONS, EXTENSIONS & GARDENS
24
THE LEGACY HOME ICF new build in Co Longford
34
BUILDING WISDOM Direct labour tips in Co Tyrone
44
UNLOCKING POTENTIAL Extension and renovation in Dublin
54
COMPLETE OVERHAUL Modernist renovation
64 URBAN GARDEN - An oasis in Kilkenny 70 INDEPENDENT LIVING - Downsizing in Co Down 78 ELEVATED PATIO - A garden design in Co Galway
SPRING24/ S E LFBUI LD/ 2 3
project
Overview House size: 2,600 sqft Bedrooms: 4 Plot size: 3 acres BER: A2 Heating and hot water: air source heat pump Ventilation: centralised mechanical with heat recovery Build method: Insulating Concrete Formwork (ICF)
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The legacy
home
From bachelor pad to cosy family home, Michael McKeon’s contemporary self-build celebrates his family roots. Words: Heather Campbell Photography: Damien Kelly SP RING24/ S E LFBUI LD/ 2 5