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Any protection afforded the buyer of properties outside the limit–namely the bigger houses—rests with their solicitor. If the solicitor is competent, they will insist on the production of a report confirming compliance with planning permission and Building Regulations, by an architect, surveyor or engineer. But this report is discretionary – in that it is a guideline issued by the incorporated Law Society rather than a statutory requirement. Mortgage companies will also look for a certificate of valuation – usually supplied by an auctioneer. This is merely the opinion of one individual on one day, as to the value of a property. And there are other problems too. Anyone can call him or herself an architect or surveyor. The Building Control Bill 2005, introduced by Minister Roche on December 22 last, seeks to rectify this anomaly by defining what these titles mean and by the introduction of a registration process. While this is going through the parliamentary process, the consumer remains dependant on Law Society guidelines, to ensure that the person claiming to be competent to issue the certificates of compliance, is in some way qualified or has professional indemnity insurance.
Questions have been asked of the true independence of professionals engaged in the construction industry when it comes down to certification. It could be argued that these professionals could be influenced by offers of work from the builder/developer on an ongoing basis and that the inspections might not be as thorough or a tough as they should be. In reality however this seems unlikely for the most part. Professional engineers, architects and surveyors are usually just that: professional. But the Government, if it had the will and was truly on the side of the consumer, could remove any doubt whatsoever by introducing a system of building control like that which exists in Northern Ireland. There, government-employed surveyors inspect all house building and some renovations, at several stages during the construction process, which on a typical project runs as follows: The initial involvement is at the planning stage when officers from the local Building Control office carry out what is called Plan Assessment. Next is a check of the ground conditions before the concrete is poured. The surveyors go on to check the hard-core fill. In buildings where a radon membrane is required they check that it is suitable and installed correctly. The sub-structure – the blockwork and brickwork – is checked including the cavities and the ties, as well as damp proof courses. Drainage is examined before backfilling. Floor joists are examined to see that they sized and fixed properly. Stairs, ventilation, insulation and roof construction are also checked. When the building is finished (and usually before occupation,) a Completion Certificate is issued if everything is in order. Why is that not done in the South? One source inside the Department of Environment indicated that the resourcing requirements of such a process would be too much given the construction boom. But surely this is not an adequate excuse. Every other sector of the construction industry has had to deal with the boom, including planners – another arm of the government.
 "Because demand is outstripping supply in this country, builders are getting away with bad work standards both in terms of materials used and quality of work" - Duncan Stewart
Given this landscape of apathy it’s little wonder that builders are relying on the cheapest product possible to enhance their profits. House builders stubbornly continue to install traditional and inefficient oil boilers, for example, ignoring the more efficient condensing boilers, hypocritically proclaiming that they are trying to keep the cost down for the consumer. In reality their motivation is usually profit margin protection.
A good example of the specialist trades tying to do something to raise quality and indeed safety standards is the evolution of the Irish Plumbing & Heating Association. Here two conscientious trades people got together in an attempt to raise public and indeed industry awareness of the importance of doing the job right. Galway man, Michael Meehan says that shocking plumbing and heating practices are to be found in Irish construction sites.
“We want the trade to be standardised across the board and we’d like to see regulations and standards enforced,” Michael says. “As it stands anybody can walk into a shop and buy a bag of fittings and a roll of pipe and call himself a plumber and nobody can stop him. Experienced plumbers, who have established professional businesses—many with twenty or thirty years experience on top of a recognised apprenticeship are getting priced out of the market.”
 "Poor performing houses will have a much lower value than those with the better energy ratings. People aren't fools and if two similar houses appear on the market the one with the best energy rating will sell first" - Peter Keavney
Michael says that problems frequently arise when inexperienced or unprofessional plumbing contractors are engaged. He points to problems and consequences. “Many houses now are expensively fitted out. People are spending more and more money on furnishings and finishes. If you take a situation where an unqualified and incapable plumber works in that house and say, a pipe leaks because it wasn’t properly tested or the wrong materials were used, the fit out can be destroyed. Wooden flooring, carpets, expensive wallpapering or decorative ceilings can all be ruined. Then there’s the nuisance associated with the clean-up – and of the remedial works. Okay, insurance may very well pick up the bill, but most people would prefer it never happened. The whole sorry business gives the trade a bad name.”
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