Structural defects cover for a new home in Ireland

Structural defects insurance can cover damage caused by hidden faults that appear after your home is finished. Check whether your one-off self-build is eligible before work starts: a completion certificate does not provide this insurance, and a policy marketed to builders may not be open to you.

What “latent defect” means

A latent defect is a hidden fault in the original construction that becomes apparent later. Structural defects insurance can cover resulting damage, subject to the policy’s definitions, thresholds and exclusions. A defect alone does not guarantee a payout.

One established provider offers separate policies for houses, duplexes and low-rise apartments and for taller apartment developments. Its house-policy summary distinguishes defects, equipment and structural cover, each with different limits and conditions. Ask for the full policy wording and your proposed certificate, as the product summary does not contain every term.

Four protections people confuse

Protection	Covers	When it applies	Who provides it
Site / contract works insurance	Damage to the works while you build (fire, storm, theft)	During construction only	An insurer, arranged by you or your builder
Latent defects cover	Hidden defects that appear in the finished home	For the dates and sections stated in the policy	An insurer, subject to the provider’s eligibility rules
Certificate of compliance on completion	Not insurance. A signed statement that the work complies with the Building Regulations	At completion where statutory certification applies	Your assigned certifier and your builder
Builder’s or designer’s liability	Your legal rights if someone’s negligence caused a defect	After the fact, through a claim	The responsible party and their insurer

A defects policy claim is assessed under its terms; a liability claim concerns someone’s legal responsibility. Neither route guarantees payment. Certificates and inspection records can be important evidence, but do not themselves fund repairs. For cover during construction, see self-build insurance in Ireland and contract works and public liability.

Certificates of compliance are not a warranty

Where statutory certification applies, the completion certificate must be signed by the assigned certifier (the architect, engineer or surveyor you appoint to inspect and certify the build) and the builder, validated by the authority and entered on the register before occupation or use.

This is not universal for every self-build. Owners of a new single dwelling on a single development unit can opt out of statutory certification. Building Regulations compliance and applicable building control procedures still apply. Discuss the documentation and lending consequences with your professional adviser, solicitor and lender before choosing that route.

A compliance certificate records certification of the work; it is not a promise to pay for a missed defect. See architect or engineer for a self-build for the certifier’s role.

Can a self-builder actually get it?

Get an eligibility decision for your own build before you rely on cover. A product offered to builders and developers does not establish that an individual can register a one-off house. Availability and cost for your project remain unconfirmed until the provider assesses it and gives you terms. Do not budget for a policy or promise one to your lender on the strength of a product description.

What you can do:

1. Ask the provider directly, in writing, before you start building. Ask about registration deadlines and inspection requirements; do not assume you can arrange cover retrospectively.
2. Ask a broker whether any insurer will cover a one-off house, and on what terms.
3. Ask your lender what it will accept. If it will not insist on a warranty, you can decide on your own risk appetite.
4. Whether or not cover is available, keep a paper trail (see the checklist below). Records do not replace insurance.

Check your mortgage and future sale requirements

One lender’s published self-build conditions require building insurance and mortgage protection without establishing a structural defects cover requirement. That is not confirmation that your lender will accept a build without a warranty. Your letter of offer sets the conditions; get any uncertainty resolved in writing. See what lenders require.

For a later sale, the Law Society of Ireland’s practice note says its Certificate of Title System does not itself require a particular branded warranty or an equivalent. However, if a buyer’s loan offer requires that warranty, the buyer should check that the lender accepts an alternative such as latent defects insurance. That note does not promise that a particular self-build will be mortgageable or saleable without a warranty. Ask your solicitor and lender about your own documentation before construction and again before a sale.

Plan for a later sale

Keep the policy, if available, alongside your inspection and certification records. Before marketing the house, ask your solicitor which documents are needed for the building control route you used. If a buyer’s lender requires a warranty, inspection records alone do not establish that it will accept the property. Get its decision rather than assuming the issue can be resolved through negotiation.

Example: checking a proposed policy

Suppose a provider offers you structural cover but you are worried about water entering around a window. Ask it to explain, in writing, whether that problem would fall under a defects section, a structural section or an exclusion. Ask which damage threshold, excess and reporting deadline would apply. Do not infer the answer from the word “structural” on the brochure. This is a question to test the proposed cover, not a prediction that the insurer would accept a claim.

Checklist if you have no policy

• Agree an inspection plan with your building professional early; appoint an assigned certifier where statutory certification applies. Keep every inspection report.
• Photograph foundations, damp-proof membrane, drainage, insulation and structural steel before they are covered.
• Keep the signed contract, variations and the builder’s insurance details.
• Keep product certificates and the Building Energy Rating (BER) certificate. See snagging a new build.
• Keep the applicable completion certificates and building control records, including any opt-out declaration, together.
• Diary the dates: if something goes wrong, tell your builder and certifier in writing promptly.

What to do if you find a defect

Act quickly and in writing. Photograph the problem, note the date you first saw it, and notify your builder and relevant building professional. If you hold a policy, check its notification deadline and ask for instructions before permanent repairs so evidence is preserved. Take urgent steps needed to protect people and limit further damage, documenting what you do. If you have no policy, get an independent engineer’s report before agreeing anything, and take legal advice on your options against the builder or designer. The general claims process is in making a self-build insurance claim.

Keep your records

Whatever you decide, keep your policy documents, certificates and inspection records in one place. A buyer’s solicitor, or your lender, may ask for them years from now.