Q&A

What to check with partially-built homes

Q: In our search for a holiday home we have seen (online) a number of partially completed houses for what look like good prices. Some appear to be for sale from the owner, others from agents. Our idea would be to get a local contractor to complete the build.

Are there any particular issues we should look out for when looking into any of these houses?

A: The key issues are planning, build quality, legal and finance so you definitely need to get professional advice from an engineer, architect or quantity surveyor – or maybe all three.

Has the house been built in accordance with the planning permission that was granted – eg, the size, materials, septic tank, etc? Are you happy with that permission – in other words are you getting what you want? Are there any restrictions on the planning that must be adhered to – for example, levies that need to be paid or must the house be lived in by a local person? Has the planning permission run out or how long is left? Will you need to apply for planning to finish the job, or to complete the house to suit your requirements?

Once all that has been established your engineer will have to assess the quality of the build and how being exposed to the elements will have degraded the work – ie the foundations, the walls, the windows (if any), and will they require rehabilitation before any new build can commence? Do the materials that have been used so far meet your requirements?

As in any purchase, the title needs to be scrutinised by your solicitor, particularly in reference to right of way issues, for example, which can be problematic in rural areas. Funding is going to be an issue as you are unlikely to get a mortgage on a property that is only partially complete, so you may have to budget on completing the build without a mortgage.

Also, it’s important that when you get quotes for completing the property you also consider the cost of landscaping, which can be considerable on any site.

What’s the shelf life of a BER rating?

Q: My house has a BER rating which came with it when I bought it 18 months ago. I will now be renting it out. Do I need to get another BER cert to rent it out or will the one I have suffice?

A: A BER for a building is valid for 10 years once there has been no material change to the building that might influence its energy rating. Have you, for example, installed new windows, or changed the heating system? If there has been no real material change then your BER cert should suffice.

While a BER certificate is something landlords must provide, it’s difficult to judge how influenced tenants are by them – whether they will bypass a house with a C rating in preference for a B rating. It’s just one of the factors that any tenant will consider, and probably not a primary factor.

Your questions

Send your queries to Property Questions, The Irish Times,The Irish Times Building, 24-28 Tara Street, Dublin 2 or e-mail propertyquestions@irishtimes.com. This column is a readers' service and is not intended to replace professional advice.