What is a commencement notice?

How it works in Ireland

You must file a commencement notice before building a new dwelling. It goes to the building control authority for the area, which is your county or city council. Filing is normally electronic, through the BCMS. A paper form is allowed, but the authority scans it and the statutory response times can lengthen.

On the standard route the notice comes with a Certificate of Compliance (Design) from a design certifier, the assigned certifier’s appointment and undertaking, the builder’s undertaking, a preliminary inspection plan, an online assessment of how you will comply with the technical requirements, and the fee. A fee is payable by the person giving the notice, and the amount is in the Building Control Regulations as amended, so confirm the current figure with your council.

The authority checks the notice. For an electronic notice it may respond within 7 days to say the notice is invalid or that a revised notice, more information or more fee is needed. Until it is valid, work has not validly commenced, so do not start.

An alternative called the 7 day notice is filed with a fire safety certificate application. For most one-off houses the standard notice is the route to use, and your certifier will tell you if the 7 day notice applies.

An eligible new single dwelling can file a Declaration of Intention to Opt Out of Statutory Certification with the notice. The builder’s notice of assignment remains.

A common mistake

Starting site work because planning has been granted. Planning permission and the commencement notice are separate. Clearing the site and pouring foundations before a valid notice is on file can leave the work uncertified and cause problems at completion and sale. File in time for the 14 to 28 day window.