House Purchase Checklist Ireland: 12 Things to Do Before You Sign (2026)

Buying a home is one of the most significant decisions you will make — and one of the easiest to rush when you find the right property. This 12-point checklist covers everything you should do before you sign contracts on any property in Ireland, ensuring you don’t end up with an expensive surprise after the keys change hands.

1. Get Mortgage Approval in Principle

Before making offers, secure an Approval in Principle (AIP) from your lender confirming how much they are willing to lend. This also speeds up the formal mortgage application once you go sale agreed.

2. Instruct a Solicitor Immediately

Instruct a solicitor as soon as your offer is accepted — not when the contracts arrive. Your solicitor needs time to review the title, raise enquiries, and advise you before you are asked to sign. See our Clever Conveyance service.

3. Commission an Independent Survey

Never rely on the mortgage valuation — it is for the lender, not for you. Hire an independent structural surveyor to inspect the property for defects, damp, subsidence, or other issues that could affect the value or your decision to buy.

4. Check Planning History

Ask your solicitor to check the planning history of the property. Extensions, conversions, or structural changes may have been made without planning permission. Unresolved planning issues must be addressed before closing.

5. Review BER Certificate

The property must have a valid BER certificate. Check the rating — it affects heating costs and, from 2025, minimum standards for some properties. A low BER may indicate the need for significant investment in insulation and heating.

6. Check for Boundary Issues

Review the Land Registry folio map carefully. Are the boundaries as you expect? Are there any rights of way, easements, or encroachments that could affect how you use the property? Your solicitor will check this as part of the title investigation.

7. Confirm Services

Check how the property is served for water, sewage, electricity, and broadband. Properties on private water supplies or septic tanks have additional compliance requirements (EPA registration, inspection certificates).

8. Review Management Company Obligations

For apartments and managed estates, check the management company accounts, any outstanding levies or special assessments, and the sinking fund balance. Poorly managed estates with large deficits can be expensive for owners.

9. Check Local Property Tax (LPT) Status

Confirm that LPT payments are up to date. Arrears become your liability as the new owner after closing.

10. Understand the Costs

Budget for all purchase costs: stamp duty (1% to €1m), solicitor’s fees, surveyor’s fees, mortgage protection insurance, home insurance, and moving costs. See our conveyancing costs guide for a full breakdown.

11. Read the Contract Carefully

Don’t sign the contract until your solicitor has reviewed it and you understand every clause. Pay particular attention to the closing date, special conditions, and what fixtures and fittings are included in the sale.

12. Don’t Rush

Sellers and estate agents create urgency — that’s their job. Your job is to make a considered decision based on complete information. Once contracts are signed, you are legally committed. Never sign under pressure before your solicitor has completed their review.

Ready to buy? Our Clever Conveyance pack provides fixed-fee conveyancing for residential purchases. Also see our complete guide to buying a house in Ireland and our conveyancing costs guide.

This article is for informational purposes only and does not constitute legal advice.

Related service: buying a home in Ireland.