It depends. Rear extensions up to 40 square meters are generally considered Exempted Development, provided they meet specific criteria (e.g., height, proximity to boundaries, not reducing rear garden space below 25m2. Side or front extensions almost always require permission. We will confirm your needs at the outset.

The planning application process typically takes at least 8 weeks from the date a valid application is lodged with the Local Authority. The key steps are: 1) Placing a Newspaper Notice and erecting a Site Notice. 2) Lodging the application. 3) A 5-week observation period for the public/neighbours. 4) The Local Authority issues a decision within 8 weeks, or may request Further Information (FI), which resets the clock.

A Commencement Notice is a legal notification to the Building Control Authority that you intend to start work. It is required for all new buildings, most extensions, and material alterations. We prepare this, ensuring the necessary professional certifications (Design Certifier, Assigned Certifier) are in place before submission.

Yes, for most new builds and significant extensions, the Building Control Act 2014 requires an AC (who is often the architect). The AC inspects and certifies the works at key stages to confirm compliance with Building Regulations. This is a separate and essential professional appointment

Any work, even minor alterations, to a Protected Structure requires Planning Permission and must be handled with great care to preserve its character. We would work closely with the Local Authority's Conservation Officer

Fees are typically charged as a percentage of the total construction cost (commonly ranging from 8% to 15% for residential projects), a fixed lump sum, or on an hourly basis for small, undefined tasks. Our fee structure will be clearly outlined in the initial proposa

We use the RIAI (Royal Institute of the Architects of Ireland) Client/Architect Agreement for Domestic Work. This is the standard industry contract which clearly sets out the scope of services, fees, client and architect duties, and liability limits.

No, our fees generally cover our architectural services only. You will be responsible for the separate fees of specialist consultants required, such as the Structural Engineer, Quantity Surveyor (QS), and potentially a Mechanical/Electrical Engineer. We coordinate all of their work.

We maintain the required level of Professional Indemnity Insurance to cover our liability under the terms of the RIAI contract, providing you with financial security should any professional error occur.

Construction costs in Ireland are high and subject to significant fluctuation. While costs vary hugely based on location and specification, current rates for standard residential construction often start upwards of €2,500 per square metre. A Quantity Surveyor (QS) is recommended for accurate cost planning.

Yes. Once the drawings are complete, we will prepare the Tender Documents and manage the process of inviting bids from suitable contractors, answering their queries, and providing a report on the tenders received to help you select the best value contractor.

For domestic work, we typically use the RIAI form of Building Contract. This contract is fair and balanced, clearly defining the roles of the client, the contractor, and the architect (as Contract Administrator).

We act as the Contract Administrator. We visit the site at appropriate intervals (typically bi-weekly), inspect the works to certify compliance, deal with contractor queries, issue formal instructions, manage the payment process (issuing Architect's Certificates for bank drawdown), and certify completion. We do not provide full-time supervision, as that is the contractor's responsibility.