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The Irish Self-Build Drawdown Checklist

What is commonly asked for at each stage of a self-build mortgage drawdown, who usually supplies it, and how to get it together 3–4 weeks before you need the money.

This is a preparation aid, not mortgage advice or lender approval. Requirements vary by lender and by case. Confirm what your lender needs with your lender, broker or solicitor.

Jump to the stages

3–4 weeks before each drawdown

Most drawdown stress comes from chasing one missing document at the last minute. Start early.

4 weeks
Ask your lender or broker what this stage needsRequirements differ between lenders and cases. Get their list in writing and check it against this page.
3 weeks
Book the stage inspection and certificateYour engineer or architect usually needs to visit site before signing a stage certificate. Their diary fills up.
2 weeks
Gather invoices, split into materials and labourAsk suppliers and trades for invoices covering this stage. Keep material and labour invoices separate.
1 week
Take clear site photos and check insurance datesPhotograph the finished work for this stage. Check your site insurance covers the dates you are building.
Send
Send one tidy packSend everything together to whoever handles your drawdown (often your broker or solicitor). Keep a copy.

The document people often forget

Site insurance with dates that cover this stage. Having a policy is not enough if it has lapsed or the dates don't cover the work being drawn down. Check the dates on the schedule, not just the policy name.

Stage 1: Foundations

Foundation / sub-floor complete

Stage payment certificate (engineer/architect signed)

Signed certificate for this construction stage.

Commonly requested Usually from: Your engineer or architect
Photos of poured foundation and sub-floor

Clear photos showing completed foundation/sub-floor work.

Commonly requested Usually from: You, from site
Material invoices for the period

Invoices for materials used in this stage.

Commonly requested Usually from: Your suppliers and builders' merchant
Labour / contractor invoices

Contractor invoices if separate from materials.

Sometimes requested Usually from: Your builder or each trade
Site insurance on file

Check that the policy dates on your schedule cover this stage, not just that a policy exists.

Commonly requested Usually from: Your insurer or broker
BCAR commencement notice acknowledged

Commencement / BCAR notices as applicable.

Commonly requested Usually from: Your assigned certifier, engineer or architect

Stage 2: Walls and roof

Walls and roof on (wallplate level)

Stage payment certificate

Signed certificate for walls/roof stage.

Commonly requested Usually from: Your engineer or architect
Photos of completed walls and roof structure

Shell photographs lenders typically request.

Commonly requested Usually from: You, from site
Material invoices for blockwork, timber, roofing

Materials invoices for structural envelope.

Commonly requested Usually from: Your suppliers and builders' merchant
Labour / contractor invoices

Labour invoices where separate.

Sometimes requested Usually from: Your builder or each trade
Site insurance on file

Check that the policy dates on your schedule cover this stage, not just that a policy exists.

Commonly requested Usually from: Your insurer or broker

Stage 3: First fix

First fix (plastered, plumbed, wired)

Stage payment certificate

Signed certificate for first-fix stage.

Commonly requested Usually from: Your engineer or architect
Photos showing first-fix electrical, plumbing, plastering

Photos demonstrating installed services and plastering.

Commonly requested Usually from: You, from site
Material invoices for the period

Materials for first-fix trades.

Commonly requested Usually from: Your suppliers and builders' merchant
Electrical design / plan (PlotPacer export accepted)

Design drawings if your lender expects them. May not apply if your lender does not require a formal electrical layout.

Sometimes requested Usually from: Your assigned certifier, engineer or architect
Site insurance on file

Check that the policy dates on your schedule cover this stage, not just that a policy exists.

Commonly requested Usually from: Your insurer or broker

Stage 4: Second fix

Second fix complete

Stage payment certificate

Signed certificate for second-fix stage.

Commonly requested Usually from: Your engineer or architect
Photos of fitted kitchens, sanitaryware, fittings

Interior completion-level photographs.

Commonly requested Usually from: You, from site
Material invoices for the period

Materials for kitchens, bathrooms, finishes.

Commonly requested Usually from: Your suppliers and builders' merchant
Site insurance on file

Check that the policy dates on your schedule cover this stage, not just that a policy exists.

Commonly requested Usually from: Your insurer or broker

Stage 5: Completion

Completion / final drawdown

Final stage payment certificate

Final signed stage certificate.

Commonly requested Usually from: Your engineer or architect
Photos of finished interior and exterior

Completion photographs.

Commonly requested Usually from: You, from site
BCAR Certificate of Compliance on Completion

Completion BCAR documentation.

Commonly requested Usually from: Your assigned certifier, engineer or architect
BER (Building Energy Rating) certificate

Final BER certificate.

Commonly requested Usually from: Your BER assessor
Snag list signed off / resolved

Snagging cleared if applicable.

Sometimes requested Usually from: Your assigned certifier, engineer or architect
Final invoices for outstanding work

Outstanding trade invoices.

Commonly requested Usually from: Your builder and trades
Insurance on file through handover

Check that the policy dates on your schedule cover this stage, not just that a policy exists.

Commonly requested Usually from: Your insurer or broker

Who usually supplies what

Roles vary by build. Your lender, broker or solicitor can confirm who signs what for your case.

Evidence	Usually from
Stage payment certificate	Your engineer or architect
Material invoices	Your suppliers and builders' merchant
Labour invoices	Your builder or each trade
Progress photos	You, from site
Site insurance	Your insurer or broker
Commencement and completion (BCAR) documents	Your assigned certifier, engineer or architect
BER certificate	Your BER assessor
The drawdown request itself	Usually your broker or solicitor, to the lender

Keep every drawdown in one file

PlotPacer is a homeowner's file for an Irish self-build. It does not replace your lender, engineer or solicitor, and it does not contact anyone for you.

A 74-step Irish self-build plan that shows what's next.
Money: budget, stage payments to your builder, and lender drawdowns in one place.
Drawdown evidence checklists for each stage, tied to your documents.
Send site photos and invoices from WhatsApp and tag them as evidence.

Start your 14-day free trial Check your drawdown readiness

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This checklist is based on common Irish self-build lender practice and was last reviewed on 2026-07-10. It is a preparation aid only. It is not mortgage, financial, legal, planning or building-control advice, and it does not confirm approval or guarantee a drawdown. Requirements vary by lender and by case. Confirm what is required with your lender or broker and, where relevant, your engineer, architect, assigned certifier or solicitor.