Buying a House in Ireland: A Step by Step Guide by a Builder/Solicitor
1. Grants for Solar Panels (Residential and Commercial)
The Solar Panel Grant, provided by the Sustainable Energy Authority of Ireland (SEAI), supports homeowners in installing solar photovoltaic (PV) panels to generate renewable energy. This grant helps reduce energy bills and supports Ireland’s transition to sustainable energy sources.
Purpose.
- Encourage the adoption of solar PV technology.
- Reduce energy costs and dependence on non-renewable energy.
- Increase energy self-sufficiency for Irish households.
Who Can Apply?
- Homeowners of dwellings built and occupied before 2021.
- Must be the registered owner of the home.
- Holiday homes and new builds are not eligible.
- Grants are available to homes already using renewable systems for water heating.
Grant Details.
The grant provides financial support for solar PV systems, covering installation costs based on system size:
| Solar System Peak Output (kWp) | Grant Amount |
|---|---|
| 1 kWp | €800 |
| 2 kWp | €1,600 |
| 3 kWp | €1,850 |
| 4 kWp | €2,100 (2024) |
*** The Government plans to reduce the grant by up to €300 every year, as it expects the cost of solar panel systems to reduce over time. It is intended that the grant will end in 2029.
Eligible Works.
- Solar Photovoltaic (PV) Panels:
- Designed to generate electricity for home use.
- Excess energy can be exported back to the grid under the Microgeneration Support Scheme.
2. Battery Storage Systems:
- Improve energy efficiency by storing solar energy for later use.
- Grant available for battery storage if installed alongside a solar PV system.
3. Inverter and Other Equipment:
- Includes necessary components for system functionality.
Application Process.
- Check Eligibility.
- Ensure your home meets the criteria (built before 2021 and occupied).
- Assess the suitability of your roof and energy consumption patterns.
2. Hire an SEAI-Registered Installer:
- Only SEAI-approved contractors are eligible for grant funding.
- Find a list of registered installers on the SEAI website.
3. Apply Online:
- Submit your grant application via the SEAI portal before starting the works.
4. Complete the Installation:
- Ensure all works are carried out by the approved contractor and meet SEAI standards.
5. Claim the Grant:
- Submit the completed paperwork and required documentation for reimbursement.
Benefits of the Solar Panel Grant.
- Financial Savings – Reduces the cost of installing solar panels by up to €2,100 (€1,800 in 2025).
- Lower Energy Bills – Generate your electricity, cutting dependency on external providers.
- Environmental Impact – Supports Ireland’s renewable energy goals and reduces carbon emissions.
- Self-Sufficiency – Offers a long-term solution to rising energy costs and reliance on fossil fuels.
Important Considerations.
- Grants cannot be combined with other SEAI grants for the same system.
- Solar PV systems should be appropriately sized to avoid unnecessary costs.
- Homes undergoing installation must meet minimum insulation standards to qualify.
2. Individual Home Energy Upgrade Grants (Better Energy Homes)
The Better Energy Homes Scheme, operated by the Sustainable Energy Authority of Ireland (SEAI), is a government initiative designed to help homeowners improve energy efficiency, reduce energy bills, and lower carbon emissions.
Who Can Apply?
- Homeowners (including landlords) of dwellings built before 2011.
- Homes must meet the eligibility criteria for energy upgrades.
Eligible Measures
The scheme provides grants for the following upgrades:
- Insulation:
- Attic insulation.
- Wall insulation (external, cavity, or internal).
2. Heating System Upgrades:
- High-efficiency boilers with heating controls.
3. Solar Thermal Systems:
- Installation of solar panels for water heating.
4. BER (Building Energy Rating) Assessment:
- Funding for a before-and-after BER assessment.
Grant Amounts.
The grant amounts vary depending on the type of upgrade:
| Home Improvement Type | Grant Amount |
|---|---|
| Attic Insulation | Up to €1,500 |
| Rafter Insulation | €1,500 – €3,500 |
| Wall Insulation | €700 – €10,000 (type-dependent) |
| Floor Insulation | €3,500 – €4,500 |
| Heat Pump Systems | €3,500 – €6,500 |
| Solar Thermal Panels | €800 to €1,800 (2025) |
| Solar Water Heating | €1,200 |
| New Windows | €1,500 – €5,000 |
| New External Doors | €800 – €1,000 per door |
| Heating Controls with Boiler Upgrade | €700 |
| Home energy assessment | €350 |
*** This is only a summary, see Citizens Information for a more detailed breakdown of amounts.
Application Process:
- Choose an SEAI-registered contractor for the works.
- Apply online or via the SEAI for grant approval before starting any work.
- Complete the energy upgrades using approved contractors.
- Submit receipts and required documentation to SEAI for grant payment.
3. Grant Scheme to Replace Lead Pipes & Fittings
The Lead Piping Grant Scheme provides financial assistance to homeowners for replacing lead pipes and fittings in their homes. The grant is aimed at improving water safety and quality by addressing lead contamination risks.
PS. You must get the work done before applying for the grant.
Who Can Apply?
- Homeowners or landlords of properties built before 1970.
- The property must have evidence of lead pipes or fittings in the water supply.
Grant Amount.
- Covers up to 100% of costs, with a maximum grant of €5,000.
Eligibility Criteria.
- The property must be a private home, not used for business purposes.
- Cost replacing the pipes must must be at least €750 to be considered.
- Applicants must provide proof that the property has lead piping (e.g., a test result or inspection report).
- The water supply must come from the public mains or a group water scheme.
- Your contractor must provide a Tax Clearance Access Number and Tax Reference Number or Revenue Online Service (ROS) printout of an eTax Clearance certificate.
Application Process.
- Obtain proof of lead pipes or fittings through an inspection or water quality test.
- Get a qualified and registered contractor for the replacement works.
- Apply through the local authority, submitting:
- DLRG 1a Application from
- Proof of lead piping.
- Contractor estimates and receipts
- If your application is successful, payment will be made. If not, you can appeal to the local authority in writing within 3 weeks of the decision. Someone in the local authority who wasn’t involved in the initial decision will review your appeal and will get back to you within 6 weeks.
For more details or to apply, visit the Lead Piping Grant Scheme information page.
4. Grants for Home Insulation/Home Energy Upgrade (Deep Retrofit, Windows & Doors)
The Home Energy Upgrade Loan Scheme, introduced by the Irish government and administered in collaboration with financial institutions, provides low-interest loans for homeowners to finance energy efficiency upgrades. This scheme aims to make it easier for homeowners to invest in sustainable home improvements and reduce their energy bills.
*** – You cannot get the loan to install only solar panels.
| Category | Details |
|---|---|
| Borrowing Amount | €5,000 to €75,000 per property |
| Maximum Borrowing | Up to 3 properties or €225,000 per applicant |
| Loan Terms | Minimum: 1 year Maximum: 10 years |
| Loan Security | Unsecured loans (no security or personal guarantee required) |
| Interest Rates | – Rates vary depending on the lender. – Subsidised by the Government. – Rates start from 3%. |
| Participating Banks | First banks participating are offering competitive rates backed by the European Investment Bank. |
Eligible Projects
The loan can be used for a variety of energy-efficient upgrades, including:
- Insulation – Attic and wall insulation to improve heat retention.
- Heating Systems – Upgrading boilers and heating controls for improved efficiency.
- Renewable Energy Solutions – Solar panels and heat pumps.
- Windows and Doors – Installation of energy-efficient options to minimize heat loss.
Eligibility Criteria
- Homeownership – The scheme is open to homeowners who wish to improve the energy efficiency of their primary residence.
- Energy Upgrades – The project must align with approved energy-efficient measures.
- Compliance – All works must be carried out by SEAI-registered contractors.
What Banks Can I Borrow From?
- AIB
- Bank of Ireland
- Permanent TSB
- Avant Money
- Clonmel Credit Union
- Connect Credit Union
- First South Credit Union
- Listowel Credit Union
- Naomh Breandan Credit Union
- North Midlands Credit Union
- Progressive Credit Union
How to Apply
- Check Eligibility – Ensure the proposed works meet the scheme’s requirements.
- Find a Financial Partner – Apply through participating financial institutions offering the loan.
- Approval Process – Loans are granted based on credit checks and project viability.
- Engage SEAI-Registered Contractors – Carry out upgrades in compliance with SEAI standards.
For more details or to apply, visit the SEAI Home Energy Upgrade Grant information page.
5. Free Energy upgrades (Warmer Homes Scheme)
The Warmer Homes Scheme provides free energy efficiency upgrades for those on social welfare. This scheme targets vulnerable households to improve living conditions by reducing energy costs and enhancing home warmth and comfort.
Who Can Apply?
- Homeowners living in their property as their main residence.
- Households built before 2006 for insulation and heating upgrades.
Eligible applicants must receive one of the following payments:
- Fuel Allowance under the National Fuel Scheme.
- Working Family Payment (formerly Family Income Supplement).
- One-Parent Family Payment.
- Domiciliary Care Allowance.
- Disability Allowance (for over 6 months with a child under 7 years).
- Carer’s Allowance (if living with the person you care for)
- Jobseeker’s Allowance (for over 6 months and have a child aged under 7).
Types of Upgrades Available:
- Insulation:
- Attic insulation.
- Cavity wall insulation.
- External wall insulation (if required).
- Heating Upgrades:
- Installation of energy-efficient heating systems.
- Replacement of existing systems where applicable.
- Additional Measures:
- Draught-proofing.
- Lagging jackets for water tanks.
- Energy-efficient lighting.
- Ventilation improvements.
- Building Energy Rating (BER):
- A post-works BER assessment is provided to measure the energy efficiency improvements.
Application Process:
- Apply online or through a paper application form available from SEAI.
- SEAI will review your application and confirm eligibility.
- Approved applicants will be contacted to schedule a home energy survey.
- SEAI-approved contractors will complete the works at no cost to the homeowner.
- A final BER assessment is provided after the upgrades are complete.
***The entire process from start to finish may take between 24 and 26 months.
For more information or to apply, visit the SEAI Warmer Homes Scheme page.
6. Local Authority Purchase and Renovation Loan
The Local Authority Purchase and Renovation Loan is a government-backed mortgage designed to help individuals buy and renovate properties that may not be in move-in condition. This government-supported loan is ideal for first-time buyers or those looking to refurbish homes that require significant improvements.
Who Can Apply?
- First-time buyers who meet specific income and eligibility criteria.
- Applicants must demonstrate that they cannot get sufficient funding from commercial lending institutions.
- Joint applicants are eligible, provided both meet the income limits and other requirements.
Max Loan Value Based on Location
| Region | Maximum Property Value |
|---|---|
| Dublin, Kildare, Wicklow | €360,000 |
| Cork, Galway, Louth, Meath | €330,000 |
| Clare, Kilkenny, Limerick, Waterford, Westmeath, Wexford | €300,000 |
| Carlow, Cavan, Donegal, Kerry, Laois, Leitrim, Longford, Mayo, Monaghan, Offaly, Roscommon, Sligo, Tipperary | €275,000 |
Interest & Income Considerations
| Property Type | Purchase Price Support | Renovation Costs Support | Mortgage Interest Rate | Bridging Loan Interest Rate | Income Eligibility |
|---|---|---|---|---|---|
| Vacant Property (Minor Works) | 90% | 90% | 4.00% (up to 25 years, APR 4.07%) 4.05% (over 25 years, up to 30 years, APR 4.13%) | 3.5% interest-only variable for 2 years | Single applicants: Gross annual income < €70,000 Joint applicants: Gross annual income < €85,000 |
| Vacant Property (Major Works) | 85% | 90% | 4.00% (up to 25 years, APR 4.07%) 4.05% (over 25 years, up to 30 years, APR 4.13%) | 3.5% interest-only variable for 2 years | Single applicants: Gross annual income < €70,000 Joint applicants: Gross annual income < €85,000 |
| Derelict Property (Requires Qualification for Derelict Grant) | 80% | 90% | 4.00% (up to 25 years, APR 4.07%) 4.05% (over 25 years, up to 30 years, APR 4.13%) | 3.5% interest-only variable for 2 years | Single applicants: Gross annual income < €70,000 Joint applicants: Gross annual income < €85,000 |
Additional Requirements:
- Employment – Primary applicants must have been continuously employed or self-employed for a minimum of 2 years. Secondary applicants require 1 year of continuous employment.
- Repayment Capacity – Monthly repayments must be less than 35% of net household income.
- Deposit – Applicants must provide the minimum deposit for the loan.
- Mortgage Protection Insurance (MPI) – Applicants must enroll in the local authority collective MPI scheme, with premiums paid monthly in addition to loan repayments.
Eligible Properties.
- Properties in need of significant repairs or upgrades.
- Homes that are vacant or considered derelict.
- Properties that require work to meet basic standards of habitability.
Eligible Renovation Works
The loan covers various renovation activities, including:
- Structural repairs (e.g., roofing, walls, foundation).
- Electrical and plumbing upgrades.
- Energy efficiency improvements (e.g., insulation, heating systems).
- Basic aesthetic improvements required to make the property livable.
Application Process:
- Check Eligibility.
- Ensure you meet income and first-time buyer criteria.
- Confirm that the property qualifies for the loan.
- Get Cost Estimates.
- Obtain quotes for renovation works from qualified contractors.
- Include these in your loan application.
- Complete Application.
- Apply through your local authority.
- Submit all required documents, including proof of income, property details, and renovation plans.
- Loan Approval and Disbursement.
- Once approved, the loan amount will be released in stages, aligned with the progress of renovation works.
***PS – The above scheme is a lot more robust since it is practically a mortgage. The above is only a summary.
For more information or to apply, visit the Local Authority Purchase and Renovation Loan page.
7. Vacant Home Refurbishment Grant.
The Vacant Property Refurbishment Grant is designed to encourage the refurbishment of vacant and derelict properties to increase housing availability. This grant supports homeowners and prospective buyers in revitalising unused properties, particularly in rural towns and villages, and making them livable.
Who Can Apply?
- The property must have been built before 2008.
- You must not be a registered company or developer.
- Homeowners or prospective buyers intending to occupy the property as their principal private residence or make it available for rent.
- Applicants must prove that the property has been vacant for the last two years.
Grant Amounts for Vacant and Derelict Properties
| Property Type | Grant Amount (Onshore Residents) | Grant Amount (Offshore Residents) |
|---|---|---|
| Vacant Properties | Up to €50,000 | Up to €68,000 |
| Derelict Properties | Up to €70,000 | Up to €84,000 |
***See List of qualifying offshore islands HERE.
Application Process.
- Initial Assessment:
- Verify property eligibility by contacting your local authority.
- Gather evidence of vacancy, such as utility records or inspection reports.
2. Submit an Application and get Approval:
- Complete the grant application form available from your local authority.
- Provide documentation, including proof of ownership or purchase agreement, renovation plans, and cost estimates.
- The local authority will send you a ‘letter of approval’ if your application is successful. This letter will tell you how much your grant will be and completion time of 13 months.
3. Work is checked and charge document is signed
- The local authority will send someone to your property to check that the work has been completed as described and in-line with the costs.
4. Approval and Grant Disbursement:
- The local authority will review the work and approve the grant payment.
- If you got the grant to refurbish a home to rent out, the grant will only be paid once you prove that you have registered the tenancy with the RTB.
To learn more or apply, contact your local authority or visit the Vacant Property Refurbishment Grant page.
8. House Adaptation Grants for the Disabled.
The Housing Adaptation Grant for People with a Disability is a financial assistance program designed to help individuals with disabilities make their homes more accessible and safe. This grant is available to homeowners and tenants in both private and social housing.
Eligible Applicants
- Individuals with a disability who own or rent the property.
- Homes provided by an Approved Housing Body or communal residence.
- The property must be the primary residence of the applicant.
- Gross household income of up to €75,000 a year
Grant Amounts Based on Household Income
| Household Income (Yearly) | Percentage of Costs Covered | Maximum Grant (House > 12 Months Old) | Maximum Grant (House < 12 Months Old) |
|---|---|---|---|
| Up to €37,500 | 100% | €40,000 | €20,000 |
| €37,501 – €43,750 | 85% | €34,000 | €17,000 |
| €43,751 – €50,000 | 75% | €30,000 | €15,000 |
| €50,001 – €62,500 | 50% | €20,000 | €10,000 |
| €62,501 – €75,000 | 30% | €12,000 | €6,000 |
| Over €75,000 | No grant | No grant | No grant |
What does the grant cover?
- Adding ramps or other ways to access your home
- Adding space for wheelchair access
- Extending your home to create more space, for example, adding a downstairs bedroom
- Adding accessible bathroom facilities, such as an accessible shower or a ground-floor bathroom or toilet
- Installing a stairlift or a through-floor lift
- Installing grab rails
- Installing a fixed track hoist. A fixed track hoist is a ceiling or wall-mounted track with a sling attached to it, which means you can be mechanically lifted and moved to different places along the track. (The grant does not cover maintaining or servicing the hoist, or any training costs.)
Source : Citizens Information.
9. Housing Aid Grant for the Elderly.
The Housing Aid for Older People Grant is a government-funded initiative aimed at helping older individuals make essential repairs or improvements to their homes to ensure safety, comfort, and suitability for aging in place.
Eligible Applicants
- Homeowners aged 66 years or older.
- The property must be the primary residence of the applicant.
Income Criteria: The grant is means-tested, with funding levels based on the household income:
- 100% grants are available for households incomes up to €37,500.
- 30% grants are available for household incomes between €62,500 and €75,000.
Priority – Priority is given to individuals in poor housing conditions or those at risk due to their living situation.
Grant Amount and Coverage
- Maximum Grant: Up to €10,700.
- What It Covers:
- Essential repairs such as fixing roofs, walls, or windows.
- Upgrades to electrical wiring, plumbing, or heating systems.
- Installation of safety features, such as handrails or non-slip flooring.
- Insulation improvements to reduce heating costs.
- Exclusions: Cosmetic changes or non-essential works are not covered.
| Maximum yearly household income | % of costs | Maximum grant |
| Up to €37,500 | 100% | €10,700 |
| €37,501 – €43,750 | 85% | €9,095 |
| €43,751 – €50,000 | 75% | €8,025 |
| €50,001 – €62,500 | 50% | €5,350 |
| €62,501 – €75,000 | 30% | €3,210 |
| Over €75,000 | No grant | No grant |
Application Process
- Application Form
- Prepare Documents
- Gross household income for the previous tax year
- Up-to-date Local Property Tax (LPT)
- Up-to-date tax affairs are
- Submit Application – Include all required documentation and any supporting materials.
- Approval and Inspection:
- The local authority assesses applications and will conduct a property inspection.
- Provide contractor quote and bank details.
- Payment:
- Grants are typically paid after the approved work is completed and inspected.
***PS: The grant will not be paid if you start work before you get grant approval.
For more information, visit Citizens Information.
10. Defects Scheme for Apartments and Duplexes
The Defects Scheme is a government-funded programme designed to help fix serious fire safety, structural, and water defects in apartments and duplexes that were built between 1991 and 2013.
These defects are usually the result of poor design, construction, or materials used when the buildings were first developed. Many residents in these buildings have been living with unsafe conditions, often without the resources to make the necessary repairs.
The scheme provides full funding (100%) for the investigation, design, and actual repair works related to:
- Fire safety defects (e.g., missing fire barriers, faulty alarms)
- Structural defects (e.g., unstable balconies or cracked walls)
- Water ingress defects (e.g., leaking roofs, damp walls)
It also includes the costs of necessary professional services like:
- Engineers and architects
- Legal and project management fees
WHO CAN APPLY?
The application must be made by the Owners’ Management Company (OMC) of the building—not individual homeowners. The OMC manages the shared areas and maintenance of the building.
WHAT IS THE APPLICATION PROCESS?
- Application – The OMC applies through the local authority.
- Assessment – The local authority and the Housing Agency assess the application.
- Approval & Funding – If approved, funds are released to cover the repair works.
- Works Begin – Qualified contractors carry out the repairs, with oversight from professionals.
11. Pyrite Remediation Scheme & Enhanced Defective Concrete Blocks Grant Scheme.
The Pyrite Remediation Scheme is a government programme that helps homeowners fix serious structural damage in houses caused by pyrite or mica contamination in the building’s foundation.
Pyrite is a mineral found in certain stone materials. If pyrite is present in the backfill material (used beneath concrete floors), it can cause the floor and internal walls to expand, crack, or lift over time—leading to major structural issues.
This scheme covers the cost of fixing those problems for affected homes.
WHO QUALIFIES FOR THE SCHEME?
To qualify, the home must:
- Be in a designated affected area, mainly in parts of Dublin, Meath, Kildare, Offaly, and Louth
- For the Enhanced Blocks scheme, your home should be in Clare, Donegal, Limerick, Mayo or Sligo
- Have a Dwelling Condition Assessment that shows a damage rating of 2 (the most severe level)
- Have been built and sold as a new home before 2013
- Not be previously repaired or already paid out by insurance or builders
WHAT DOES THE SCHEME COVER?
If approved, the scheme covers 100% of the cost of necessary repairs, including:
- Removal of pyrite-affected floor material
- Installation of proper certified backfill
- Reinstatement of the concrete floor and finishes
- Costs of professional assessments and inspections
WHAT DOES THE SCHEME NOT COVER?
- Cosmetic damage not caused by pyrite
- Homes outside the designated areas
- Damage with a rating less than 2
- Houses that have already been fixed or compensated
HOW TO APPLY.
- Get a Pyrite Assessment from a qualified professional.
- Submit your application through the Pyrite Resolution Board.
- If accepted, the Housing Agency manages the repair works on your behalf.
- Homeowners are not required to pay for the repair work under this scheme.
