What to Check Before Buying a House in Ireland: Full Checklist

Buying a house in Ireland involves more than agreeing a price and getting mortgage approval. Before you sign a contract, there are several legal, structural and administrative checks that can save you from expensive problems down the line — whether you're buying in Dublin, Cork, Limerick or a rural area.

How do I check the title is clean?

Your solicitor will conduct a title check to confirm the seller legally owns the property and that it's free of undisclosed charges, easements or boundary disputes. This includes checking the Land Registry or Registry of Deeds folio, confirming there are no outstanding mortgages that won't be discharged at closing, and checking for rights of way that might affect use of the property. Title issues are one of the most common reasons a sale is delayed, so ask your solicitor for an early title report rather than waiting until near closing.

Has the property planning permission and are extensions compliant?

If the house has an extension, converted attic, or any structural alteration, check that planning permission was obtained where required, and that a Certificate of Compliance with planning and Building Regulations exists. Unauthorised extensions can be a serious problem — lenders may refuse to mortgage a property with non-compliant works, and you could inherit legal liability. Check with the relevant local authority (Dublin City Council, Cork County Council, etc.) planning search portal if documentation seems incomplete.

What does the BER rating tell me?

Every property for sale in Ireland must have a valid BER (Building Energy Rating), from A1 (most efficient) to G (least efficient), displayed in the property ad. A poor rating (D, E, F, G) signals higher heating costs and a likely need for insulation, windows or heating system upgrades, which can cost €10,000–€30,000+ to fully address, though SEAI grants can offset some of this. Always check the BER cert is genuine and recent via the SEAI BER register.

How do I check for pyrite or mica problems?

Pyrite (heave-causing mineral in some infill/hardcore) and mica (a defective block issue affecting parts of Donegal, Mayo, Sligo, and Clare) have caused serious structural damage to thousands of Irish homes. Warning signs include cracking in walls, especially around windows and doors, sticking doors, and visible bulging in block work. If buying in an affected county or a property built between the mid-1990s and 2010s on reclaimed or infill land, ask specifically for a pyrite/mica risk assessment as part of your survey, and check if the property has been tested under the Defective Concrete Blocks Grant Scheme.

What should a structural survey cover?

A full structural (building) survey, typically €300–€600 depending on property size and location, should assess the roof, chimney, walls, damp, foundations, drainage, wiring and plumbing condition, and any visible signs of subsidence or movement. This is separate from your mortgage valuation, which only confirms the property is worth the loan amount — it is not a substitute for an independent structural survey and won't flag defects that could cost you tens of thousands later.

Frequently Asked Questions