A Building Energy Rating (BER) Certificate is an indication of the energy performance of a home. A BER certificate is accompanied by an Advisory Report which identifies how you might improve the energy performance of your home. BER is the calculated energy use for space and hot water heating, ventilation and lighting based on standard occupancy. A BER is similar to the energy label for a household electrical appliance like your fridge. The label has a scale of A-G. A-rated homes are the most energy efficient and will tend to have the lowest energy bills. A BER is compulsory for all homes offered for sale or rent. A BER is also required before a new home is occupied for the first time. There are exemptions for certain categories of homes, for example, protected structures. Advertisements must include BER details when a home is offered for sale or rent. If you are buying or renting a house or apartment, you are entitled to a BER so ask the seller, landlord or agent for it. BER assessments are completed by registered BER Assessors who have been trained under the National Framework of Qualifications, passed the SEAI BER Assessor exam and have registered with SEAI
A BER is required under the following circumstances: The building owner must obtain a BER before a new building is occupied for the first time regardless of whether it is offered for sale or rent. When a new or existing building is offered for sale or rent the seller / renter must provide a BER to prospective buyers or tenants. BER details must be included in advertisements when a building is offered for sale or rent. BER assessments performed on new builds also help determine compliance to Part L of the Building Regulations
Buying a home is one of the biggest financial decisions you make, so you need to prepare for it as much as possible. Before you apply for a mortgage there are a number of things to arrange: You will need to save a deposit - new rules implemented by the Central Bank means lenders can lend you up to 90% of the value of the property that you wish to buy. This is provided the property does not cost any more than €220,000 and you are a first time buyer. For example, if you can afford to buy a house worth €200,000, your lender may lend up to €180,000. This means you need to have the remaining 10%, or €20,000, of the price of the property saved for your deposit. First-time buyers If you are a first-time buyer and would like to buy a property worth more than €220,000, a 90% limit will apply to the first €220,000, with an 80% limit applying on any excess over this amount. For example if you would like to buy a house worth €250,000, your lender will lend you €222,000. This figure is made up of 90% of €220,000 plus 80% of €30,000 (the excess over the threshold amount of €220,000). You will have to fund the remaining €28,000 yourself. Non-first-time buyers If you are a not a first-time buyer, different rules will apply. A lender may lend up to 80% of the value of the property that you wish to buy. For example, if you can afford to buy a house worth €200,000, your lender may lend up to €160,000. This means you need to have the remaining 20%, or €40,000, of the price of the property saved for your deposit.
An estate agent or auctioneer has earned the agreed fee once he introduces a ready, willing and able buyer at a price acceptable to you. The fee is earned and becomes payable in such circumstances, even if you withdraw from the sale for any reason. The buyer must to be in a position to proceed unconditionally (e.g. loan approval must have been secured, if that was a condition of the sale) and evidence of his/her willingness to proceed is required (e.g. the buyer signing a contract document issued by your solicitor).
In the vast majority of sales that proceed to completion, the agent will usually account for any part of the deposit held by him on the closing of the sale, after deducting agreed fees and outlay due. Where the agent holds no deposit, it would be normal for you to instruct your solicitor to discharge the agent’s agreed fees and outlay on the closing, from the sale proceeds.
Where a deposit is taken from a ready, willing and able buyer and you, as vendor, refuse to execute the contract, the deposit is fully refundable on demand to the would-be buyer, but the agent has the right to sue you for fees on the basis that the professional task, for which you agreed to pay the agreed fee, has been performed, even if you decide not to benefit from it by refusing to proceed with the agreed sale.
In the vast majority of sales that proceed to completion, the agent will usually account for any part of the deposit held by him on the closing of the sale, after deducting agreed fees and outlay due. Where the agent holds no deposit, it would be normal for you to instruct your solicitor to discharge the agent’s agreed fees and outlay on the closing, from the sale proceeds.
Where a deposit is taken from a ready, willing and able buyer and you, as vendor, refuse to execute the contract, the deposit is fully refundable on demand to the would-be buyer, but the agent has the right to sue you for fees on the basis that the professional task, for which you agreed to pay the agreed fee, has been performed, even if you decide not to benefit from it by refusing to proceed with the agreed sale.
