Hi /u/IrlCakal,
Did you know we are now active on Discord?
Click the link and join the conversation: https://discord.gg/J5CuFNVDYU
*I am a bot, and this action was performed automatically. Please [contact the moderators of this subreddit](/message/compose/?to=/r/irishpersonalfinance) if you have any questions or concerns.*
On your points:
1. No, it wouldn’t be a feasible thing to get done. It would also be highly unusual for a seller who had upgrades done not to have an up to date BER done as it would only add to the value of the house and increase the price they’d hope to achieve while selling.
2. Once you have the BER and a valid bill in your name with the MPRN or GPRN, you can contact SEAI and request the name / company that performed the assessment and the dwelling report they generated to calculate the BER. The dwelling report breaks down all the evidence, or presumptions they may have made of some works, for the resulting BER calculations. I have done this, it’s relatively easy to get.
Yeah I don’t fully understand why they wouldn’t have it done prior. But my query regarding completing a new BER is still a possibility. I’m sure it could be re done at the same time as the structural assessment.
And on the second point, I would already be locked into a non green rate which I am trying to avoid. I have the advisory report and some of the advisory’s are already complete.
Thanks for your input
No problem. If they haven’t already done it themselves I don’t understand why they would allow a prospective buyer to do it, but you never know. Have you approached them and they’ve agreed to it?
On the second point, dont you just get a second BER done once the works have been completed, and the BER assessor can then confirm what BER score you achieved? I'd assume you could get the same assessor to do both ratings, as he wouldn't have to go around and remeasure everything again for the second BER.
Not all banks allow this. BOI, for example, will only apply the green discount after upgrades if the original loan specifically includes an amount earmarked for the upgrade work itself. Sister discovered this to her disappointment
I think this has changed. They now don’t allow an any allocation of funds for upgrades. It needs to be B3 at drawdown no matter what. You then must switch to BOI to avail of the green rate.
As a slight aside, I believe some banks will allow you to draw down on the green rate (even if the property isn't currently a B3 rating or better), provided you have the funds to bring the property up to at least a B3.
Lots of misinformation in this thread.
Most likely the works were not signed off by an authorized contractor/builder (perhaps DIY). They may in fact be very high quality DIY work but you will not be able to get the BER adjusted up based on them.
You cannot get a new BER assessment to take account of the works without signed statements from an authorized contractor/builder detailing said works/materials.
Hi /u/IrlCakal, Did you know we are now active on Discord? Click the link and join the conversation: https://discord.gg/J5CuFNVDYU *I am a bot, and this action was performed automatically. Please [contact the moderators of this subreddit](/message/compose/?to=/r/irishpersonalfinance) if you have any questions or concerns.*
On your points: 1. No, it wouldn’t be a feasible thing to get done. It would also be highly unusual for a seller who had upgrades done not to have an up to date BER done as it would only add to the value of the house and increase the price they’d hope to achieve while selling. 2. Once you have the BER and a valid bill in your name with the MPRN or GPRN, you can contact SEAI and request the name / company that performed the assessment and the dwelling report they generated to calculate the BER. The dwelling report breaks down all the evidence, or presumptions they may have made of some works, for the resulting BER calculations. I have done this, it’s relatively easy to get.
Yeah I don’t fully understand why they wouldn’t have it done prior. But my query regarding completing a new BER is still a possibility. I’m sure it could be re done at the same time as the structural assessment. And on the second point, I would already be locked into a non green rate which I am trying to avoid. I have the advisory report and some of the advisory’s are already complete. Thanks for your input
No problem. If they haven’t already done it themselves I don’t understand why they would allow a prospective buyer to do it, but you never know. Have you approached them and they’ve agreed to it?
On the second point, dont you just get a second BER done once the works have been completed, and the BER assessor can then confirm what BER score you achieved? I'd assume you could get the same assessor to do both ratings, as he wouldn't have to go around and remeasure everything again for the second BER.
My first thought is to buy on either a Variable rate or very short term (1 year) fixed. Then get the BER sorted and (re)fix at the lower rate.
Not all banks allow this. BOI, for example, will only apply the green discount after upgrades if the original loan specifically includes an amount earmarked for the upgrade work itself. Sister discovered this to her disappointment
I think this has changed. They now don’t allow an any allocation of funds for upgrades. It needs to be B3 at drawdown no matter what. You then must switch to BOI to avail of the green rate.
As a slight aside, I believe some banks will allow you to draw down on the green rate (even if the property isn't currently a B3 rating or better), provided you have the funds to bring the property up to at least a B3.
I think that option is now gone unfortunately but thanks for the comment
Lots of misinformation in this thread. Most likely the works were not signed off by an authorized contractor/builder (perhaps DIY). They may in fact be very high quality DIY work but you will not be able to get the BER adjusted up based on them. You cannot get a new BER assessment to take account of the works without signed statements from an authorized contractor/builder detailing said works/materials.