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S.I. No. 9 of 2014

Building Control (Amendment ) Regulation S.I 9 of 2014 effective from 1st of March 2014 will have big repercussions for residential self-builders.

Under the rules of S.I 9 self builders will have to employ a certified professional (Architect, Engineer, Building Surveyor) to design the house for them.

Under the new regulations as a self builder, you will not be able to legally nominate yourself to be the builder . What this means is that  you will not be able to participate in the construction of your build if you wish to do so unless you can find a Certifier that is prepared to sign off each section of your build. Without a certifier, for you to operate in the role of contractor you will  be deemed to be not in compliance with the building regulations as you do not fulfil the Department's criteria of a "competent person": have at least 3 years relevant contracting experience and be the principal of a building firm. Due to inadequate resources the likely hood of getting a local authority inspection are remote. However when it comes time to sell on your property if the necessary compliance documentation is not in place in the local authority it may effect the sale of your property. These requirements will essentially preclude non-contractor self-builders from operating the role as contractor for their own projects.

While we welcome the idea of tougher rules to police and control the construction industry, we find this amendment taking away the rights of the nation of Ireland to be involved in building their own home.

Self building has been a major sector of all the house’s built in Ireland in the past decade and in most cases the quality and the workmanship used in these projects have exceeded the constructions done by major developers.

We have seen the latest technologies being used by self builders long before they have been available on big developments. These self builders have been involved in their projects from the beginning and in most cases they have been able to afford the best technologies by reducing the overall cost of the build. This has been achieved by them physically taking part in the build.

We are not trying to imply that everyone should get rid of their contractors and build the houses themselves but a lesson can be learned from UK where the work is inspected and certified by the local authorities. Many of the self builders in Ireland have been and are well capable of doing certain things through personal experiences and as long as they have complied with the Building regulations and Health & Safety, this right should not be taken away from them.

If the Amendment S.I 9 is not revoked by the Minister it will deny you the centuries old Irish tradition of building a house for yourself and your family and will restrict you on the choice of method of construction. You will no longer be able to approach subcontractors or manage the project yourself.

We have always advised self builders to add at least 20% extra to the cost of the construction for unseen extras that will come up during the build but should this amendment not be revoked by the Minister, by 1st of March 2014 you will need to be prepared for much higher costs which includes the higher amount payable to your professional design certifier for the extra work that needs to be done and the extra cost your Building contractor will charge you for the additional amounts that will be imposed on them. Industry estimates of the extra cost of S.I.9 vary from an average of €2000 to €8000 for a typical 3 bedroom dwelling.

There has already been a large amount of objections to this amendment by different groups of professionals involved in the construction industry and you need to make sure that your voice is heard by standing for your rights.

Please approach your local representatives and raise your objection to this amendment. Make them understand the effect this would have on you and your project. Request that as a representative of the people, your opinion and objection should be put forward to the government and ask for this amendment to be reviewed.

If you need any further information, please write to us or to a great forum dedicated to this subject: BREGSFORUM

Let us have your comments: Contact us

Letter from Iaosb to Robin Manda, RIAI President 29th September 2014

Letter from Iaosb to Minister Allan Kelly, Minister for Department of Environment

The two main problems that self builders are facing following the commencement of S.I 9 on 1st of March 2014


Latest response from DECLG and reply from Iaosb

Iaosb response to the Minister Hogans reply letter regarding S.I.9 2014

Response from Minister Phil Hogan to Iaosb regarding S.I. 9

Letter from Iaosb to Minister Hogan for further clarification of  S.I 9




Guide to Building Control (Amendment) Regulations S.I 9 of 2014

Code of Practice Building Control Regulations 2014

Letter from Iaosb to Mr Robin Mandal, RIAI President



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