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Do I need a BER certificate to sell a house in Ireland?

Yes, a valid Building Energy Rating (BER) certificate is a legal requirement before a house can be advertised for sale in Ireland, and the BER must be displayed on all advertisements. A small number of exemptions apply, such as certain protected structures, so it's worth checking with your solicitor or estate agent if you think one might apply.

Under the European Union (Energy Performance of Buildings) Regulations, anyone selling or letting a residential property in Ireland must have a valid Building Energy Rating certificate before the property is advertised, and the BER rating must appear on the advertisement itself, whether that's a property portal listing, a newspaper advert or an estate agent's window display. The seller is responsible for commissioning the assessment and providing the BER certificate and advisory report to the buyer.

The BER is produced by a registered BER assessor who inspects the property and inputs details of its construction, insulation, heating system and glazing into the official DEAP software to calculate an energy rating from A1 (most efficient) to G (least efficient). The certificate remains valid for ten years from the date of issue, so if a suitable BER already exists from a previous sale or a new-build completion, it may still be usable rather than needing to be redone.

There is no fixed regulatory fee for a BER assessment; costs vary by assessor, property size and location, and it's worth getting a few quotes. Failing to have a valid BER when required, or misrepresenting it in advertising, is an offence that can be enforced by SEAI.

Steps to get a BER before selling

Typical steps for arranging a sale BER include:

  • Check the National BER Register (via SEAI) to see if a valid BER already exists for the property
  • If not, book a registered BER assessor to carry out an on-site survey
  • Provide the assessor with details of insulation upgrades, heating changes or extensions since the property was built
  • Receive the BER certificate and advisory report once the assessment is complete
  • Include the BER rating in all sale advertisements as required by law
  • Give the certificate and advisory report to the buyer as part of the conveyancing process

Exemptions and special cases

A limited number of exemptions exist, including certain protected structures where compliance would unacceptably alter their character, and some other specific building categories set out in the regulations. If you believe your property may be exempt, this should be confirmed with SEAI or your solicitor rather than assumed.

Sources

Last reviewed 24 August 2026. General information only — not legal or planning advice.

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