Building/Rebuilding/What’s Covered/Planning etc.

Info on old and new energy saving regulations, reusing items, what is covered, types of rebuild, planning etc.

Defective Concrete Blocks Scheme: Questions and Answers
This Q&A is intended to help homeowners navigate the Defective Concrete Blocks (DCB) Scheme based on the experiences from homeowners who have already started rebuilding their home through the scheme. The information provided reflects personal experiences and may vary depending on individual circumstances. Always consult with your local council and professionals for advice specific to your situation.

1. Does the remedial works plan submitted to the council under the Enhanced Scheme need to include the contractor’s pricing?

Answer:

No, you don’t need to include the contractor’s pricing in the remedial works plan. However, it’s advisable to have a price locked down. An architect may have the contractor sign a document agreeing not to change the price, which is standard in the Royal Institute of the Architects of Ireland (RIAI) contract.

2. How long does it take for the council to approve remedial works plans?

Answer:

The council doesn’t formally approve the remedial works plan. After receiving the “Confirmation of Remediation Option Grant Amount” email, you will be asked to submit the remedial works plan within a month. If anything is missing or needs clarification, the council will issue a Further Information Request (FIR). The key is to ensure all required documents are submitted correctly.

The remedial works plan typically includes:

• Specification of Works: Details of the work to be done and materials to be used.
• Agreement for Appointment of Project Supervisor for the Design Process (PSDP): A legal requirement to ensure safety during design.
• Preliminary Safety & Health Plan: Includes compliance with Safety, Health, and Welfare at Work (Construction) Regulations 2013.
• Insulation Specifications: Details about insulation materials and methods.
• House Plan Drawings: Updated architectural plans of your house.

3. Should we get contractors’ quotes before or after submitting the remedial works plan to the council?

Answer:

You should get contractors’ quotes as soon as possible. Securing a contractor early helps you understand the costs involved and ensures you can fit into their schedule. Keep in mind that once you receive the confirmation of remediation, you have 78 weeks to commence the remedial works.

4. Any advice for the remedial works plan stage?

Answer:

• Plan Thoroughly: The planning stage is the most cost-effective time to make decisions. Ensure all details, even down to the position of your bath, are included in your plans. Changes later can be costly.
• Update Plans for Compliance: If you’re updating heating systems (like switching to an air-to-water system), account for space requirements like a larger hot press.
• Communication: Keep your builder updated with the latest plans to avoid miscommunication.

5. If we rebuild the same house but replace the foundations, do we need to apply for planning permission again? Will we have to pay development charges again?

Answer:

If you are building the same house again (like for like) to its original planning and removing/replacing the foundations you must apply for planning permission as legislation exempting DCB rebuilds from planning does not cover removing founds.

Allow approx 6-8 weeks for this.

DCB rebuilds are exempt in the legislation from having to pay development charges.

6. If we build a different house, will we have to apply for planning permission and pay development charges again?

Answer:

Yes you need to apply for planning permission. 

Allow approx 6-8 weeks for this.

DCB rebuilds are exempt in the legislation from having to pay development charges.

7. What is the recommended sequence of steps when participating in the DCB Scheme?

Answer:

Based on a homeowner experience, here’s a suggested sequence:

1. Engage an Architect:
• Use your original plans and update them for current building compliance.
• Obtain a Building Energy Rating (BER) assessment from the updated plans (required for Building Control).
2. Apply for Planning Permission:
• Even if rebuilding the same house, applying can provide peace of mind.
• Planning permission ensures all changes meet current regulations.
3. Obtain Contractors’ Quotes:
• Start early to understand costs and schedules.
• Having multiple quotes helps in selecting the best option.
4. Submit the Remedial Works Plan:
• Provide all necessary documents to the council.
• Confirm with the council that everything is in order.
5. Submit Commencement Notices:
• To the defective concrete block scheme in the Council : Must be submitted at (a) not be more than 14 days; and (b) not less than 7 days before starting work.
• To Building Control Office: Separate notice required; notice must be given to the authority not more than 28 days and not less than 14 days before Starting work.
6. Commence Works:
• Ensure all legal and regulatory requirements are met before starting. Works cannot commence until: you have received formal Notification of Grant Amount, and you have submitted to the Council a notification of the date of Commencement of the Works

8. Is it necessary to get planning permission if rebuilding the same house?

Answer:

While it might not be strictly necessary if rebuilding an identical house some homeowners prefer to apply for planning permission. It may safeguard against potential legal issues and is often required when submitting commencement notices to Building Control. Policies can vary, so consult your local council for guidance.

9. When should I get quotes from contractors?

Answer:

Begin obtaining quotes as early as possible. Knowing the costs upfront helps in budgeting and planning. It also ensures you can secure a contractor within your required timeframe.

10. Can I submit a claim for payment for the remedial works plan before commencing works?

Answer:

Yes, you can submit a claim for the costs associated with preparing the remedial works plan before starting any construction. This can provide financial relief and confirm that you’re on the right track with the council.

11. What are the key time limits involved in the DCB Scheme?

Answer:

• Commencement of Works: You have 78 weeks from the date of the “Notification of Remedial Option and Grant Amount” to start remedial works.
• Final Grant Application: Must be submitted within 65 weeks of commencing works.
• Commencement Notices:
  – To the defective concrete block scheme in the Council : Must be submitted at (a) not be more than 14 days; and (b) not less than 7 days before starting work.
  – To Building Control Office: Separate notice required; notice must be given to the authority not more than 28 days and not less than 14 days before Starting work.

12. What if the council has issues with my remedial works plan after I’ve started construction?

Answer:

While the council doesn’t formally approve the remedial works plan, they will issue a Further Information Request if there are any issues. To minimise risks:

• Double-Check Submissions: Ensure all documents are complete and accurate.
• Maintain Communication: Stay in touch with the council to confirm everything is satisfactory.
• Seek Professional Advice: Engage experienced professionals who are familiar with the DCB Scheme.

13. Are there challenges with payments under the DCB Scheme?

Answer:

Yes, there can be challenges:

• Eircode Requirement: All documentation must include the property’s Eircode.
• SEAI Grants: You cannot claim for items covered by the Sustainable Energy Authority of Ireland (SEAI) grants under the DCB Scheme. Separate these items in your quotes. Engaging professionals (e.g., energy consultants) can be costly but may be necessary which falls outside the scheme
• Planning permission is not covered and can’t be claimed
• Foundations are not covered and can’t be claimed

14. Can I opt for a higher-level remedial option than what was granted?

Answer:

Yes, you can choose to undertake more extensive remedial works than the option granted, but any additional costs will be at your own expense. It’s important to consider the financial implications carefully and consult with professionals.

15. Any final advice for homeowners entering the DCB Scheme?

Answer:

• Stay Informed: Regulations and procedures can change, so keep up to date with the latest information from the council and official sources.
• Plan Financially: Be aware of all potential costs, including those not covered by the grant.
• Connect with Others: Engaging with homeowner groups or forums can provide support and valuable insights.

Disclaimer: This Q&A is based on individual experience and is meant for informational purposes. Homeowners should consult with their local council and qualified professionals when making decisions related to the DCB Scheme

How do building regs differ from 2008 to now

The main difference from 2008 regulations is Part L of the Building Regulations, which relates to the Conservation of Fuel & Energy, namely the energy efficiency of your home. The main items these regulations relate to are the heating system to be installed, the levels of insulation required, the specification of the external windows & doors, the airtightness levels and the efficiency of the lighting. 

Can I still use oil central heating after 2024? 

Yes, you can still use oil central heating if you rebuild your home on a ‘like for like’ basis. If you change any design that incurs planning permission then your home will need to be built to the current building regulations as your home will be classed as a ‘new build’. 

If my kitchen units or windows are beyond repair (mould/warping) are the costs of replacement within the scheme or do I fund it?

If you have been approved for Option 1, the grant allocation covers everything for the rebuild of your home, excluding foundations, including an allocation towards new windows and a new kitchen. The scheme is based on rebuilding your home ‘like for like’, any changes to your current home will very likely incur addition costs over and above your grant allocation. 

If my garden/fencing/boundaries have to be removed or if damaged to accommodate the build, will the costs to replace be covered? 

Unfortunately, anything outbound of your house is not covered by the scheme. However, when the work is being priced by relevant contractors, it may be that the costs can be absorbed into the overall project and reduce the specification of another item to cover it, for example the kitchen or bathrooms.

If demolishing our house and keeping the foundations can we have a chimney? 

Yes, you can still have a chimney. If you are rebuilding your house ‘like for like’ then you can have the same type of heating system as you currently have. If you remove the foundations and your house is classed as a ‘new build’, you can still have a chimney in your house. However, you cannot have an open fire in this case, you can have a wood burning stove, whereby the chimney is a closed flue system. 

If we replace the foundations will we need to be the latest regs?

Yes, if you replace your foundations you will have to rebuild your home to current Building Regulations as the house is classed as a ‘new build’ under the terms of the DCB Scheme.

Do you need planning permission for the rebuild?

You do not need planning permission if you are rebuilding your home on a ‘like for like’ basis or if are making minor amendments to the overall look of the house. If you are redesigning your home so that it looks very different from your original house, then you will require planning permission. 

To understand what minor amendments you can make without planning permission it is best to speak to an architect who is dealing with similar projects in the scheme as they can best guide you. 

Do you not need planning permission if you are not replacing foundations?

No, you do not require planning permission if you are rebuilding your home on a ‘like for like’ basis

Do you need planning if you are building same size and shape of a house on exact same spot? 

No, you do not require planning permission if you are rebuilding your home on a ‘like for like’ basis

Can you rebuild in a different spot on the same site?

No, under the terms of the scheme the rebuild of your home has to be within the footprint of your existing house. It does not have to be exactly on the same footprint but the majority of it needs to be within it. Also, bare in mind that if you move the position of your house on the site that will require planning permission.

What’s included in the grant?

The grant allocation is dependent on which remediation option has been determined for your home. If your house has been assigned Option 1 (Demolition & Rebuild), then there is a cost included for everything above foundation level to rebuild your home; that is substructure, structure, roof, plumbing & heating, electrics and finishes, including kitchen, bathrooms, floor finishes, etc. The cost to rebuild/the quote you receive from a contractor may be significantly higher than your grant allocation. Price around and get a few quotes. The PC sum included for kitchen etc may not cover the price of a kitchen so you may also have to add to this for example. Demolition, professional fees may not be included in your quote and often these costs are extra on top of your rebuild grant allocation also. You won’t know what your shortfall is going to be until you get your grant approval amount, professional fees amounts and quotes from a builder. Foundation replacement is currently not covered. Please note that if your house floor area is larger than approx. 220m2 / 2,400 square feet then you will hit the maximum cap of €420,000. The ancillary grants will not be awarded on top of this cap amount.

What’s not included?/

Excluded from the grant are garages or sheds, any external works, like garden walls, patios, tarmac, wall, concrete streets, etc. 

What happens in semi-detached where the next door property doesn’t yet meet the ‘damage threshold’. Do I have to build an additional wall in between so as not to leave my house with one defective wall, thereby losing a large amount of space on my already tiny 87 Sq metre home? If I don’t do this would my house not get letter of assurance. The challenges of semi-detached houses have been brushed over /

Ultimately yes, under the current terms of the scheme, a semi-detached house would be demolished and rebuilt separately to the adjoining house if that house does not yet meet the damage threshold. To do this safely will depend on how the separating wall was built originally, i.e. if it was built as a single wall or as a cavity wall. If it was built as a single wall then a new wall would have to be built on the demolished house side and this would impact on the available floor space. This would need to be done to future proof any impact from demolishing the adjoining house .