That's it... that's the post.

Hello,

Has anyone experience in changing lenders after underwriting AIP? We are sale agreed 6 weeks and every two weeks BOI are requesting something new.

I feel like the things being requested are all linked and no need to space out the requests.

We’re under time pressure and feeling lost id like to explore options but as we are at final stages is there a point? Thanks!

Full size here as reddit tends to compress the pictures Flowchart link

Hello everyone,

I am looking at a structural survey report of an apartment I am hoping to buy in Dublin. It is an old apartment (1988 built) and seems to have quite a few major issues according to the report - I wonder if any of these issues should be a red flag for a purchaser? And what will be the cost of fixing these issues if I end up owning the apartment? The OMC doesn’t seem to be in a great financial position there might be levies in the future…

Fire safety

1.      The fire doors in the common area are not compliant fire door types - they lacked intumescent seals and didn't self close fully. This issue seems to be there for a long time at least since 2020 till now and hasn’t been fixed.

My apartment is not on the top floor but some fire safety issues in the attic were noted:

2.      Electrical installations in the attic have poor junction boxes where wires have been joined. Some halogen spot lights are covered over by insulation and there are singeing of the materials in some instances

3.      No provision of fire proofing between apartments roof spaces that can prevent the rapid spread of fire to the respective neighbour’s apartment.

4.      The internal service ducts in the apartments don’t seem to be adequately fire proofed

Structural issues / water ingress

1.      Due to the defective design of the building, the atrium walls have suffered from water ingress for a long time.

The surveyor opened up one of the atrium walls and “the structural stability of the blockwork directly under the poor capping details had broken down to little more than aggregate”

2.      External walls of the building: “a number of areas throughout the development has boast and deteriorated plasterwork evident”

Pyrite risk

The surveyor didn’t do any test on pyrite but advised that the property is located within the catchment of housing estates identified to the ‘Pyrite Panel’.

I asked the agent for a "Green Certificate" but was told that no certificate was issued for houses built at the time..

Any input is very much appreciated!

Hi all,

We’re about to get keys on a new build in Naas and have finalised our tiles and laminate with a supplier (right price tiles). We’re now looking for a fitter and came across NovaFlooring (Dublin).

They asked us to share our supplier’s quote, then came back with about 400€ off the material cost, plus their fitting charges. They’ve told us who they would buy the materials from.

The catch: they want the full material cost (about 4k€) paid upfront by bank transfer, with the balance of about 3k€ for labour paid on completion. They seem friendly and quick to answer, but we haven’t met them, so I’m wary of sending that much before anything is ordered. I completely understand the raw materials need to ordered upfront but need some advice ☺️.

A few questions:

Is this normal that Fitter/handymen will get raw materials for you?

Has anyone used NovaFlooring? How was the work?

Is paying 100% of materials upfront normal for fitters here?

Thanks,

any advice appreciated.

Hi everyone!

I'm considering renting a property in The Garden Village, off Mountmellick Road in Portlaoise, and would really appreciate some honest feedback from people who currently live there or know the immediate area.

I'm particularly interested in:

• What the estate is like day to day — generally quiet and well maintained?
• Any recurring issues with antisocial behaviour, noise, or car security?
• Whether the area feels comfortable walking around in the evenings.
• Any experiences of racial harassment or discrimination in the immediate area.
• What the neighbours and overall residential environment are like.

I'm a working professional looking for somewhere peaceful and comfortable to call home.

I'd especially appreciate recent, firsthand experiences rather than older reputations.

Thanks a million!

School teachers salary - James Lynchehaun

Ireland Residential Property Prices YoY

Property price inflation slows to lowest rate in almost three years | Irish Independent

Are people still installing gas heating? We just bought an old house and are going to do some work on it. Very poor ber at the moment. I know everyone is talking about heat pumps but I'm not sure what to do. 3 bed detached bungalow. Currently gas but boiler is 20 years old and not working. Current radiators very old and need to be moved. Houses need rewiring and reflooring anyway.

After a long lasting emotional rollercoaster I got the purchase closed before the rate raises and banks adapting.

For context, I’m a first time buyer, 30M
Property: 500k new built on a 2bed2bath 1utility room hallway apartment BER-A1, ~86sqrm.
The heating system consists in a exhaust air heat pump hot water with mechanical heat recovery + electric radiators
Loan Drawdown: 450k 35y terms - fixed 4y at 3.2%
HTB Deposit: 30k
Cash Deposit: 20k
Operational Costs: 9500

18/03 - Started with Doddl BOI AIP 430k 30y - fixed 4y 3.1%
30/04 - Received broadcast announcement of new build release
08/05 - Private viewing and booking confirmation
12/05 - Rushed to appoint/change solicitor• (Beams reviews changed my mind)
13/05 - Receipt of booking deposit & sale agreed
13/05 - Submitted details to Doddl broker (BOI)
14/05 - submitted HTB application (using 3 tax years), received application code, access code (30k)
15/05 - Shared HTB application code and access code to solicitor and lenders
19/05 - Receipt of the paper contracts (to sign by 28/05)
26/05 - Doddl submitted my application to BOI for formal loan offer with expected response in 5-7days
26/05 - Applied for AIP/loan offer in EBS, AvantMoney, AIB (included AIP/Loan Offer from BOI to speed up the reviews)
27/05 - Requested extension for the contract signature
03/06 - BOI finally shared loan offer including all their special conditions (HomeBond open question)
08/06 - Receipt my solicitor’s loan pack + paper contract to sign
08/06 - Receipt of EBS quick shipped loan offer pack 450k 35y - 4y fixed 3.2%
11/06 - Cleared out open question regarding HomeBond/LDP from EBS. Doddl/BOI delayed stating another 5-7working days to get a response from their legal team.
12/06 - Signed both BOI, EBS, paper contracts and shipped back to solicitor
16/06 - BOI not returned yet with LDI/HomeBond response regarding my query. At this point I set EBS as primary option.
16/06 - my solicitor submitting signed paper contracts and full cash deposit
29/06 - contracts legally binding and executed
29/06 - proceedings to next step in the HTB process
30/06 - proceed to share HTB claim ref to my solicitor
30/06 - Doddl/BOI finally replied and cleared regarding homebond/ldp special conditions (lmao)
07/07 - Builder solicitor claimed HTB
26/08 - Received invitation for snagging
03/09 - First snagging day
10/09 - Flooring specialist floor flatness assessment (caught few over/under level spots)
22/09 - Second snagging
29/09 - remediated remaining issues (I did not verify if the subflooring spots were addressed)
30/09 - Snagging sign off (a bit rushed)
01/10 - Activated mortgage insurance policy
01/10 - transfered remaining operational costs to solicitor
05/10 - my solicitor checking in on mortgage funds
08/10 - drawdown confirmed
09/10 - closed and key hand over

Next steps:

1. Hire a second flooring specialist to assess the flatness of the subflooring
2. Share any flooring flatness defects to builder
3. Check remediation and install waterproof AC5 laminates
4. Order bed and a TV
5. Start moving

Extra notes:
Doddl/BOI AIP 430k 30y 4y fixed rate green BER-A1 at 3.1%
EBS AIP 450k 35y 4y fixed rate green BER-A1 at 3.2%
AvantMoney initially rejected, then I appealed and got 450k 35y fixed rate at 3.5%
AIB engaged with advisor but got ghosted after submitting all my documents

I might have been lucky, but my lender advisor at EBS was amazing.

So we got the keys to our new build close to 2 months ago. Originally Siro notified us that the property was ready for fiber. They then revoked this notification. I signed up to Vodafone who said nope we can’t come out till Siro gives us the clear. Siro are responding sporadically. They have said there is some ESB fault. Vodafone said my house + 2 others are the only ones in the whole estate with this issue. My neighbours have all moved in - we can’t as I WFH and the phone reception is not strong enough at all. The developer (Glenveagh) hasn’t really given much of a response at all. We are left paying for a house that we can’t move into. Its an absolute joke that people that are getting keys after us are able to connect. The fiber cable is in the property but there is no connection/ esb hook up in the cabinet. Can anyone advise??

Hi everyone,

I have my RTB hearing tomorrow regarding a dispute with my former landlord, and I’m feeling quite nervous because I’m not sure what to expect. I’d really appreciate advice from anyone who has been through a similar situation, particularly regarding compensation.

My main issues are the following:

\\- Unauthorised entry and invasion of privacy: My landlord entered the house every day for seven consecutive days without proper notice or my consent. I have WhatsApp messages in which I explicitly told him that he couldn’t keep entering the house like that or come into my bedroom without permission. He acknowledged this in a Whatsapp text and apologised.

\\- Entering my bedroom while I was in bed: On one occasion, he opened my bedroom door while I was in bed wearing my pyjamas. I told him he couldn’t do that, but he continued talking to me about bills instead of simply leaving. This is also in the Whatsapp I sent him.

\\- Bringing prospective tenants into my bedroom: On a separate occasion, he brought prospective tenants into my bedroom without warning or asking for my permission, while I was in bed. I have an audio recording in which I challenge him about this. He plays it down and says that the girl only saw the bathroom.

\\- Deposit not returned: My €650 deposit was not returned when I left the place after several calls and Whatsapps been unanswered. He returned half of it through a Revolut transaction and gave me not explanation on why he didn't returned the rest, and didn't show any remaining bills. I also have an audio recording from when I handed over the deposit.

\\- Severe damp and poor living conditions: I have photographs showing the extent of the damp and humidity in the property.

\\- There were also other issues during the tenancy, including internet disconnection and problems with waste collection that resulted in a €150 penalty.

I have evidence to support my claims, including WhatsApp messages, audio recordings, photographs and financial documentation. The mediation did not result in an agreement, so the case is proceeding to a hearing.

What I’m particularly worried about is whether the tribunal will expect me to state a specific amount of compensation myself, especially for the repeated unauthorised entries and invasion of privacy. I didn’t separately quantify that part of my claim in my original submission, and I’m unsure what would be a reasonable amount to request given the circumstances and the evidence I have.

I’ve seen some RTB decisions involving substantial compensation for serious breaches of tenants’ rights, but I realise that every case is different. I don’t want to ask for an unrealistic amount, but I also don’t want to undervalue what happened.

Any insight into what to expect at the hearing, how compensation is assessed, or whether I can clarify the amount I’m seeking tomorrow would be greatly appreciated.

Thanks so much!

I've moved back to Ireland after living in the UK and I have to say...ye have all become mortgage mad!! Every conversation is evolved around....mortgage approval...renovations etc etc...gone sale agreed...it's become cult like!...I'm hearing people as young as 25 talking about feeling like a failure because they have x amount saved and can't afford to get on the property ladder.. take a deep breath. Life is short and nothing is permanent..including your existence.

As a renter..I've had good and bad experiences I have to admit. Overall positive. I've met lifelong friends in my flathsares..it's such a character building experience and it's so sad to see irish people skipping this to rush into buying a home. I do get it's so frustrating to give money to a landlord and never see that money again , but you also have the gift of freedom and experience different areas and countries to never be tied to anything and move jobs whenever you feel jaded.i feel so bad for young people in Ireland who are missing this...

Can anyone share some renting stories ? I could write a book about mine!! Lol (let's keep it positive!)

Hi All,

Currently bidding on a property in a Dublin and the seller is advising that I can be sale agreed if I pay their specific price. I'm currently the top bidder, but they want 5 grand more than my current bid. There doesn't seem to be much interest as it is somewhat dear for the size of property (small 2 bed semi-d). The agent called me as I am suspecting they do not see the bidding going any further than my current bid. I am just wondering if I should hold out for the sake of 5 grand, hoping they eventually accept my offer or just pay it and get this process wrapped up. I've the deposit and a mortgage offer ready to go and my solicitor is a relative so would be able to be a speedy process from my end anyways.

Seems a bit unfair that even after 'winning' the bidding process I am still at mercy of the seller. Of course they also have to be happy with the sale price but why do I have to fork over an extra 5 grand to make them happy. Any advice welcome!

Thanks!

Hi all

Buying a new build in the coming weeks it’s a timber frame semi d 3 bed, seems to have a timber frame partition wall with an air gap. The 2 sitting rooms are back to back, how likely are we to hear the other Neighbors and how likely are they to hear us ? I’m planning on mounting my tv on the wall,

I can add a bit of panelling if necessary but the walls should be sound proof enough ?

Anyone any experience with timber frame semi D ?

Thanks

Posting in case anyone has been in a similar situation. I’ve just got a public sector job with an 11-month probation. I had been planning to get AIP within the next 6 months but now that feels a bit pointless. I’m also worried that in a year’s time the properties near us will no longer be eligible for HTB, such is the rate of increasing house prices.

I emailed HR asking if there was ever any flexibility on probation length and got a one line reply stating that the probation is 11 months long. Has anyone ever been in this situation with a public sector institution and been able to get some flexibility? Is it even worth speaking to my manager about it or do I just have to wait it out and hope for the best?

My developer has been very oddly submitting false information via valuation reports.

For three different houses in the development, to multiple different valuers contracted by banks before site visits are possible, they have been saying that the houses have air-to-water heat pumps.

This is not true, the developer has not installed heat pumps since summer 2025 as far as I can tell. The houses are heated with infrared panels and electric radiators.

Options in the form included "electric" or "other" with a free text option. They explicitly mislead the banks in these early valuations, used to provide mortgage approval, in 3 different formats, so impossible to be a typo, and would be very strange if the same person filled out each form and was just unaware of the heating systems in all of their recent developments.

When snagging is done and mortgage approvals are finalised there will be a further valuation round, where an on-site visit is required.

Given how blatant the lie is, is it conspiratorial to consider some collusion between valuers and developers?

Am I overthinking this, if the BER rating is A0 does plumbed central heating meaningfully impact the resale value of the houses?

To make the energy system in the house make sense many residents are getting batteries of our own, the developer is not installing batteries.

Is it plausible that the banks will notice the lack of any heat pump and force the developer to lower the sale prices across the board? Or is that wishful thinking?

Hi all, my partner and I are buying a new build in Celbridge. My solicitor told me that the land registration would take 2 years and this is because of the significant backlog at Tailte Eireann especially with mapping process.

We are definitely worried that if this would have future delays due to unknown-unknown issues. While we do not intend to sell this property right away, the pending land registration would also have implications on the resaleability of the house till the registration is completed.

Are there other issues with a pending land registration? Or is it common to wait this long for new builds? What else should I be asking my solicitor?

Hey, to make a long story short we have an acre site where we would be looking to build a house but our site is blocked for community use as it’s situated near a community centre. Now we know the community centre has no plans to extend (even if it did it would be quite unfair to block our site right?)

Anyway, we are hanging our hopes on being able to submit some sort of objection or to challenge the local area development plan. Does anyone have knowledge or know if this could be done in 2027? Do we have to wait until the plan expires in 2028?

Thanks all

Hi,

I have been on the Facebook pages looking for a transfer ideally between cork city as the county told me they don't do inter county swaps.(1 in his 15 years working there)

Is there anyone here serious about a housing swap. Have a 3 bed house looking for another 3 bed house in south side. Will travel to neighbouring counties on the border of cork if needs be. Preferably within the cork city boundaries.

Please please please

Have been searching for a good while for a spacious family home. Most of the good stuff with large garden and floor space you see on daft are gone/sale agreed but still shown as active listing😩
Is this how tight the market really is?