FAQ

Services

Do I need an architect?
I want to build on my property what do I do next?
I have a protected structure - what does that mean?
What are the costs for architectural services?

Planning
When do I need planning permission?
What is exempted development?
How long does it take to get planning permission?
What are development Contributions?

Property
I have a damp stain on my ceiling - is the roof leaking?
I can hear my neighbour hoovering through the dividing wall what can I do?
Can I convert my attic?

Energy Conscious Design
Why is my house so expensive to heat?
How can I reduce the cost of running my property?
What is a BER (Building Energy Rating)?
Can I get a grant to improve the energy efficiency of my house?
 
 
Services
Do I need an architect?
Property will be your most valuable investment, the place where you will rear your family or undertake your work. It is the place where you will spend a significant amount of time and this environment will be a significant influence you, and your family. Architects are trained in designing the built environment to reflect your needs and to create harmonious, comfortable space. An architect should be your first contact whenever you have any property concerns, if your concern can be more appropriately addressed by another construction professional we will point you in the right direction. See the services page for a full range of services we provide.
 
I want to build on my property what do I do next?
Having made the decision to extend or build you should contact us and discuss your intentions. We will arrange to visit your property and advise you procedures involved for your particular project. If you are undecided about whether to develop your site we can carry out feasibility studies to establish the suitability of the site for your requirements. Having decided to proceed with the project you will appoint a design team which may be as little as the architect or more extensive. We can of course arrange to provide you with all professional services so you have a single point of contact.
 
If you are considering a domestic dwelling or extension consider the following 20 questions as this will be useful to make our meeting more effective and focused.
 
I have a protected structure - what does that mean?
If you have a protected structure there are particular planning restrictions which apply to your property and in general this means that any work whether internal or external requires planning permission... We are Conservation Accredited Architects and are familiar with working on protected structures. In addition to the restrictions which apply to your property you will also be in a position to apply for heritage grants and we can assist you in making these applications which are aimed at protecting the fabric and character of your property. Where the work is of a minor nature we can also make applications to the planning authority to establish if the proposed work requires planning permission.
 
What are the costs of architectural services?
All professionals charge for their time. How that is charged in your situation depends on the type of project, its complexity and scale.
 Fixed Fee - individual once off services such as house inspections and reports and BER certificates are charged at a per item fee. We can also agree fixed fees for normal services where the scope of the project is defined.
 Percentage Fees - Where the scope of the project is uncertain at the outset, it is appropriate to charge on the basis of a percentage of the construction cost. The complexity and scale of the project will reflect the percentage agreed appropriate to the time and expertise involved with small complex projects attracting a higher percentage fee than large uncomplicated projects.
 
Time charge fees
This form of charge is for time involved in an undefined project such as expert witness services or where partial services are involved. In this form of charge, we agree time charge rates for the individuals likely to be working on your project. Time sheets are maintained for all projects.
 
Out of pocket expenses
Out of pocket expenses are charged at cost and include newspaper notices, ordnance survey maps, and fees to local authorities and can be paid directly by the client
 
VAT
Vat is applicable to all charges except to local authorities where they do not apply VAT. The current VAT rate is 21%. Vat on construction costs payable to building contractors is currently 13.5%.
 
Contact us to discuss fees for your particular project.
 
Planning
 When do I need planning permission?
All development requires planning permission. Development includes the carrying out of works (building, demolition, alteration) on land or buildings and the making of a material (i.e. significant) change of use of land or buildings.
 
 What is exempted development?
Exempted development is development which does not require a planning application, for example small extensions to the rear of a dwelling. There are restrictions which apply to exempted development and if you contact us we can advise you whether your particular development is exempt and can apply to the planning authority for a certificate of exemption.
 
 How long does it take to get planning permission?
Generally, a valid application will be dealt with by a planning authority in 8 weeks from the date the application is made. At this stage the Planning Authority will issue a decision to grant or refuse planning permission or may request further information.
 
If you have been asked for further information, the planning authority has 4 weeks to decide the application after receiving it.
 
Following a decision to grant permission or refuse permission there are 4 weeks available in which to appeal the decision or conditions or for a third party to appeal your decision to grant permission if they have already made a valid observation.
 
What are development Contributions?
Development contributions are charges made by the planning authority for the provision of public infrastructure, typically roads, water supply, waste water treatment and parks. These conditions cannot be appealed and contributions schemes are published by each local authority and vary for different types of development, so you can establish the development levies before making your planning application.
 
How long does planning permission last?
The standard duration for planning permission (permission or outline permission) is five years from the date of the grant of the permission by the Planning Authority or An Bord Pleanála and the development should be completed within that time. In certain circumstances, an application to the planning authority it may extend the life of a planning permission but only where:

• substantial works have been carried out during the lifetime of the permission and

• the planning authority is satisfied that the development will be completed in reasonable time.

If a planning permission expires and you apply for a new permission for the same development, the planning authority may refuse permission or attach significantly different conditions. This can happen if planning policies or the requirements for the proper planning and sustainable development of the area have changed in the interim.
 
If you have any particular queries, please contact using the form below and we will answer your question.
 
Property

Can I convert my attic?
Attic conversions can be an effective way of adding space to your house, often not requiring planning permission unless there is a dormer window to the front of the house. A quick way to establish whether it is feasible, is to check if any similar houses in your area have been converted. Some points to note are that hipped roofs enclose less space than gable ended roofs, prefabricated roof trusses are less adaptable than cut roofs, you will need to strengthen the ceiling to carry the new floor and increase the fire resistance of the rooms below the conversion. Contact us to arrange for an inspection and we can advise you on the feasibility of your attic conversion.
 
I have a damp stain on my ceiling - is the roof leaking?
Not necessarily. If you have improved the insulation in your attic space, the contractor may have blocked vents at the perimeter of the roof and reduced the ventilation allowing moisture to condense on the underside of slates of felt and to drip onto the ceiling. Contact us to arrange an inspection of your property to establish the cause of the staining so that remedial work is appropriate.
 
 I can hear my neighbour hoovering through the dividing wall what can I do?
Current building regulations set out minimum standards for sound insulation If you can hear your neighbour and then they can hear you and you should both tackle this problem together. Sound is transmitted through the air and through the structure and can be reduced by isolating structural connections, eliminating air gaps and increasing the density of the dividing structure. We can inspect and advise on practical means of improving the sound insulation of your property.
 
Energy conscious design
 
Why is my house so expensive to heat?
Current building regulations set out minimum standards for construction including the thermal performance of your house. Older houses were not required to meet energy efficiency standards. The greater your house is insulated and draught sealed the greater the thermal performance of your house will be. We generally recommend that the attic space is insulated in the first instance followed by the walls, floors and windows. There are an enormous quantity of insulation products available all of which have their own particular uses. Contact us and we can give you independent advice you on the best products to use for your particular situation.
 
How can I reduce the cost of running my property
With the increasing scarcity of water and the current water charges for commercial property which will inevitably be applied to domestic buildings, you can reduce the water usage by installing rainwater harvesting, reusing grey water and by aeration of water supply taps and shower heads. Contact us and we can advise on the practicality and benefits of each of these technologies applicable to your property.
 
What is a BER (Building Energy Rating)?
Building Energy Ratings are a measure of how energy efficient your property is, rated from A1 to G and are required for all properties for sale or rent. We can undertake domestic Building energy ratings for you and this will give you guidance setting out your options for improving the efficiency of your house.
 
Can I get a grant to improve the energy efficiency of my house?
Yes grants are available through the Sustainable Energy Authority of Ireland.