Vetted Architect Services for Extensions & New Builds

For most Irish domestic extensions and renovations, an architectural technologist or architectural designer can produce planning drawings and construction documents. They cost less than an RIAI architect (often 30–50% less). The trade-off: only RIAI architects can certify Certificates of Compliance under BCAR, which you may need for sale or insurance later. For larger projects, listed buildings, or when you want full design judgement plus regulatory comfort, RIAI is worth it. For straightforward extensions, a good technologist is often the right answer.

Typical Irish extension project: feasibility (2–4 weeks), planning permission application (8 weeks decision time after submission), tender (4–6 weeks), contract negotiation (2–4 weeks), then build (3–6 months). Total from first conversation to occupied building: 8–14 months. Loft conversions or work that doesn't need planning are faster (3–6 months total). New builds are slower (12–24 months from concept to handover).

Most domestic extensions in Ireland get planning approval if they're sympathetic to neighbours, within typical scale, and meet local development plan policies. Front extensions, large rear additions, listed-building changes, and proposals affecting trees or boundaries are higher risk. Your architect will know local council preferences and run a pre-planning consultation if the proposal is ambitious. About 15–25% of domestic applications get refused or significantly modified — usually predictable from initial assessment.

Architect-led: you hire the architect, they produce drawings, and the build goes out to tender. Better design quality, clearer cost control, and design changes managed by the architect. Design-and-build: contractor handles design and build under one contract. Faster, single point of accountability, but design quality varies and changes are more expensive. For homes you'll live in long-term, architect-led is usually preferred. For commercial or speed-critical projects, design-and-build is often chosen.

Building Control (Amendment) Regulations — the Irish system requiring formal certification of buildings. Most domestic extensions over a certain size and all new builds need a Commencement Notice and Certificate of Compliance on Completion, signed by an Assigned Certifier (architect, engineer, or chartered building surveyor). Without this paperwork, the work isn't legally compliant for sale or insurance. Your architect typically handles BCAR as part of the service. Smaller domestic extensions (typically under 40m²) may be exempt — check with your architect.

No. Jobiit doesn't run a bidding marketplace where dozens of firms compete for your details. When you post your project, we match it to one vetted local architectural professional — ID-verified through Stripe Identity and holding valid public liability insurance — based on proximity and rating. Messaging happens in-app, and most homeowners receive a free, no-obligation itemised quote within a few hours. Posting is 100% free, with no booking fees or subscriptions.