Certificates of compliance for planning and Building Regulations.
When a house is sold, the buyer's solicitor asks for proof that every extension, conversion and outbuilding was built properly. A certificate of compliance, also called an opinion on compliance, is that proof. Kevin inspects the property, checks it against the planning file and signs an opinion your solicitor can rely on.
- RIAI Architectural Technologist
- MCIOB
- Fully insured
- Since 1998
01What it covers
Three questions a certificate answers.
Most sales need more than one. We tell you exactly which ones your property needs before we start.
- 01.1
Compliance with planning permission
Does the building match the permission that was granted, and were its conditions met?
- 01.2
Exemption from planning
Was work that had no permission, like many rear extensions, porches and garden rooms, genuinely exempt?
- 01.3
Compliance with Building Regulations
Does the work substantially meet the Building Regulations that applied when it was built?
02When you need one
Usually when a sale is already moving.
The Law Society's Requisitions on Title ask the seller about every development on the property since 1 October 1964. A buyer's solicitor won't close, and a lender won't release the mortgage, until each extension or conversion has an answer on paper. Sorting it before the house goes on the market saves weeks later.
You'll usually need one when you're
- Selling a house with an extension, attic conversion or garden room
- Answering a requisition on title from the buyer's solicitor
- Drawing down a mortgage on a property with later additions
- Clearing up the paperwork on an older extension before it becomes a problem
03How we do it
Inspected, checked, then signed.
- 01
Send the details
The address, any planning reference numbers and any drawings you have. If you have nothing, that's fine.
- 02
We check the planning history
We look up the property's planning file and read every permission and condition that applies.
- 03
Kevin inspects the property
He measures the work on site and compares it against the approved drawings and the conditions.
- 04
A signed opinion, or a clear list
You get a signed opinion on compliance, ready for the contract pack. If something doesn't comply, you get a plain list of what needs to happen first.
If something doesn't comply. It happens often, and it's usually fixable. The usual routes are an opinion of exemption, retention permission, or small works on site. We explain the options in plain words and can handle the paperwork, including the planning application if one is needed.
You can put it on the market, but for any extension or conversion the buyer's solicitor will almost certainly ask for one. Without it the sale can stall or fall through, so it's best sorted before you list.
In practice they're the same document. Professionals give an opinion because they can only confirm what they inspect and what the records show. Solicitors accept opinions from suitably qualified, insured professionals.
Straightforward certificates are often ready within a few working days of the inspection. If we need the council's planning file, allow a little longer. We'll give you a date on day one.
It depends on the property and what has been built. You get a clear quote before any work starts, and there's no prepayment.
The property address, any planning reference numbers, and any drawings or paperwork you have. If you have none, we'll find the planning history.
Yes. We inspect it as it stands today. If records are missing or something doesn't match, we'll tell you what's needed to put it right.
05Request a quote
Tell us about the property.
Your request goes straight to Kevin. If there's a closing date, put it in and we'll plan around it. Prefer to talk? Call 086 272 1126.
Swords, Co. Dublin. Working with solicitors and property owners across Ireland.