What should I check before buying a house in Ireland?

Buying a house involves more than agreeing a price and signing contracts. A prudent buyer checks the legal title (registered or unregistered, and whether the folio map matches the physical boundaries), the planning history of the house and any extensions, sheds or conversions, and whether a Certificate of Compliance with planning and Building Control was issued where required. Unauthorised works can affect mortgage approval, resale value, and in some cases expose a buyer to enforcement risk after purchase, so it's worth raising these questions before you commit to a contract.

A structural survey by a qualified engineer or surveyor should identify defects, dampness, roof condition, and any signs of subsidence or unauthorised structural alteration. Alongside this, check services: is the property on public water and sewerage from Uisce Éireann, or does it rely on a private well and septic tank that should be tested and maintained? Ask about BER rating, which is a legal requirement for most sales, and whether any statutory notices, compulsory purchase orders, or protected structure listings apply.

Your solicitor will conduct pre-contract searches covering judgments, planning, and outstanding charges on the folio, but these searches are legal rather than physical checks. It remains good practice for a buyer to independently review the planning register entry for the property with the local authority and, where a planning history is unclear, to request a planning search report before signing contracts.