A self-build mortgage does not arrive as a lump sum. It arrives in instalments, each one released after a valuer confirms the work is done — which means your cash flow, your contracts and your build sequence all have to be designed around it.
How stage drawdowns work
The lender agrees a total and splits it into stages. After each stage you request a drawdown, the valuer inspects and certifies the value in place, and the money is released. You pay interest only on what has been drawn, which is why an efficient sequence is worth real money.
| Stage | Typical share |
|---|---|
| Foundations and rising walls | 15–20 % |
| Structure wall plate to roofed and weather-tight | 30–40 % |
| Windows, external finish, first fix M&E | 20–25 % |
| Second fix, finishes and completion | 20–30 % |
Note what this does to a self-builder who is also paying rent: the longer the shell stage takes, the longer you carry both. A frame that reaches weather-tight in a week rather than three months is a finance argument as much as a construction one.
What the lender will want to see
- final grant of planning permission and the approved drawings
- a detailed costed schedule of works, broken into sections rather than a single figure
- fixed-price contracts or quotations for the major elements
- confirmation of your own contribution, usually deployed first
- the professional appointments: engineer, assigned certifier, PSDP
- insurance certificates before any work starts
The three insurances
- Contract works. Covers the partly built house and materials on site against fire, storm and theft. Standard house insurance does not cover a building site.
- Public liability. Covers injury or damage to third parties. Non-negotiable.
- Employer’s liability. Required the moment you engage labour directly, which is exactly what direct labour means.
On top of these, consider a structural warranty product if you may sell within ten years, and check whether your lender requires one.
Frequently asked questions
Can I get a mortgage for a kit house in Ireland?
Yes. Lenders finance the house, not the construction method. They will want the structural documentation for the frame and an engineer’s certification at the relevant stage.
When is the frame stage paid?
Usually within the structure drawdown, once the building is roofed and weather-tight and the valuer has inspected. Frame suppliers normally require payment before or on delivery, so this gap is the one to plan for with your lender in advance.
What a Timber Frame Kit Actually Costs in Ireland in 2026
What is in a timber frame kit price, what is not, and how the kit figure relates to the full cost of building a one-off …
Cost to Build a One-Off House in Ireland in 2026: Where the Money Goes
A stage-by-stage breakdown of what a one-off house costs in Ireland in 2026 — groundworks, shell, services, finishes, fe…
IS 440 and Imported Timber Frame: What an Irish Self-Builder Must Check
If your timber frame is manufactured outside Ireland, this is the documentation your engineer, assigned certifier and le…
Catalogue with prices
Register for access to the full catalogue: every specification option with its price, a configurator with a running total and an offer within 30 days.
