The Curse of Defective Concrete (Mica, Pyrrhotite, etc.) in Donegal homes - Read Mod warning Post 1

NIMAN

Well you are right of course.

I have kids myself, and I wouldn't want to leave them a worthless pile of bricks.

We have worked hard to pay for our house, and I didn't do anything wrong in all of this. Don't see the point of half arsed attempts to fix the issue, which will need more money thrown at it on 20 or 30yrs time when other issues arise.

Do it right 1st time.

NGM10

is the defected block map of Donegal still available? I’m hoping to buy in Letterkenny. I’ve saw a house in Foxhills I’m interested in but the ad it doesn’t mention a mica test. The map would be handy to know what estates have defective blocks and would save me viewing etc.

Thanks for your help!

jj880

https://www.boards.ie/discussion/comment/123465337#Comment_123465337

As far as I know that map was taken down a few years ago. Probably because it was devaluing properties (most of the time correctly so) and stopping people offloading defective properties onto unsuspecting buyers.

The general advice at the moment is dont buy anything in Donegal without an internal sulphate attack report for pyrrhotite and pyrite. Be sure foundations are included. Mica is not the problem.

NGM10

Thanks a mil! I won’t be buying anything without a test. Do you know if I test a property that I’m interested in with no signs of cracks and comes back with positive results for defective blocks, is that on the seller to pay? There are so many ads on daft with no mention of a test. My guess is that there not testing because they already know.

jj880

https://www.boards.ie/discussion/comment/123465431#Comment_123465431

Getting a seller to agree to a test in the first instance might be harder than you'd imagine. Especially for foundations. Who pays is the next issue. Youd have to discuss that with the seller and youd be trusting them to honour the agreement if they say theyll pay. You could end up paying for multiple tests out of your own pocket for a couple thousand euro each.

If it was me buying in Donegal at the moment Id probably just go for a house built more than 50 years ago thats showing no signs and renovate it. Maybe even 100 years.

NGM10

That was my plan initially, to buy a new build (almost 400k now for a 4bed in Letterkenny) or an older property but they’re very few and far between! Thanks again for your replies

opinionated3

Has anyone any experience of the " removal of external walls only" method of remediation? How does a builder even approach that?

PaidV

Hi all,

Hoping for some advice. I extensively renovated and added an extension to my home in 2014. The house was originally built in 1991 and is a bungalow. Unfortunately the house has been confirmed with pyrite and our local council has offered us Remediation Option 2 which is to remove and replace the internal and external leafs of the external walls down to foundation level. I dont feel this is an appropriate long term remdiation and have appealed. Regardless of whether I get upgraded to Option 1 (full demolition) or not I will look to demolish the house and replace foundations etc. My question really involves the extension which does not have pyrite. Is it going to be very difficult to save the extensions in a full demolition project? Its 40 sq meters so I'd hate to have to demolish. Is it going to end up costing me a lot more to save it?

Would appreciate and feedback from anyone with experience in this are.

Thanks

Padraig

jj880

https://www.boards.ie/discussion/comment/123500982#Comment_123500982

I recommend posting here as a lot of home owners using the scheme are members:

https://www.facebook.com/groups/297785338568131/?ref=share

You can post anonymously if you wish.

PaidV

will do thank you

jj880

https://www.irishtimes.com/ireland/housing-planning/2025/08/21/a-scheme-for-the-wealthy-small-fraction-of-applicants-to-defective-concrete-block-scheme-have-homes-fixed/

“The scheme will work for people that have at least €100,000 to €150,000 to put into a house. It will work for people who are wealthy, but it is inaccessible for people who are most at need,” Dr Cleary says.

This is the main issue with the scheme. Massive shortfall between grant compared to demolition + rebuild. No politicians or government, council will do anything meaningful about it. All still paying lip service in the Dail or on social media kicking the can making half promises.

When asked about the latest figures, the Department of Housing pointed to the fact that 220 homes had been completed and 977 had issued notices to commence work, representing 41 per cent of applications.

I find these stats disingenuous propaganda. How many of those 220 homes are outer leaf fixes that will need full demolition in future? How many of the 977 cannot begin rebuild due to massive shortfall between grant and rebuild costs? I'd say the vast majority covered by this stat have received grant approval only and cannot commence anything due to cost.

Still no word on an investigation into quarries as promised by Darragh O'Brien years ago. 10s of 1000s of private homes, commercial premises, schools, public buildings + social housing stock crumbling and not a peep about who's responsible.

Full article available here - shouldnt be pay walled anyway: https://archive.is/Mn3at

NIMAN

I find those figures a bit ott.

I know of a few people who rebuilt and it cost nowhere near 100k, let alone 150k. This is just to grab headlines. And it's disingenuous.

I also know someone starting a rebuild now, and they think 40k will be all they need to add themselves. Of course many won't have 40k to add, but don't like to see so many false figures published.

jj880

https://www.boards.ie/discussion/comment/123742250#Comment_123742250

You find someone going on record in the Irish Times disingenuous with figures? I have to say I find that a bit surprising from you.

I would ask when did the people you know rebuild? Costs have spiralled in the last 18 months. Did it include demolition and foundation replacement? 2007 or current regs? Are they project managing it themselves? Builders finish or turnkey?

Ive outlined in posts not that long ago about people in my own estate who have massive shortfalls. They both work good jobs. Theyre planning to auction the house and try for another mortgage on an old house somewhere. I doubt they couldn't get their hands on 40k if thats all they need. Have you looked at the 100% facebook page recently? Full of similar scenarios of massive shortfalls...

jj880

From direct contact I know of another couple who had to get a 160k mortgage topup. They just had to go to the credit union for a further 45k in the last few weeks. Theyre in bits with stress. If you find out what builders those you spoke to used pass their names on and I'll go to them first when Im looking for a quote.

NIMAN

Haven't seen the Facebook page, dont do FB to be honest.

Just going on info I've been told. Dont know the ins and outs or detailed breakdowns.

I might end up doing my own rebuild in the coming years, so will find out myself. Not sure if ill be demolish or outer leaf. Due to get housing inspection/coring done before end of this year.

Wasn't trying to be disingenuous, I have 100% sympathy for all applicants. Im one myself.

NIMAN

https://www.boards.ie/discussion/comment/123742329#Comment_123742329

So they had to add 205k?

jj880

https://www.boards.ie/discussion/comment/123742408#Comment_123742408

So far yes.

They are hoping to get some of it back through final payment from council and SEAI grants (but SEAI doesnt come through until after completion). They have still to get a final bill from builder but they think its going to be well over 150k left when all is tallied and theyre not sure if they can pay off the credit union without interest or be stuck with it. Its terrible the way the scheme is setup.

This is 1 of the issues outlined in the Irish Times article. The need for up front cash on top of a shortfall.

Im trying to get a realistic picture in case I find myself with a half built house and no money left to complete.

NIMAN

https://www.boards.ie/discussion/comment/123742442#Comment_123742442

Jez, they are shocking figures, few would be able to afford that.

Im thinking if I got my house rebuilt with 40 or 50k to add, I could maybe live with that. But if course that is money which should be helping put my kids through college or help them move out.

muffler

https://www.boards.ie/discussion/comment/123742329#Comment_123742329

They have to put up 205k on top of the grant?

NIMAN

https://www.boards.ie/discussion/comment/123742625#Comment_123742625

Is the max grant not something like €420,000? So they needed 625k?

Or was that they needed 205k to tide them over until money was released from the scheme?

jj880

Something to watch for over the next few months. Ireland under infringement proceedings here:

https://ec.europa.eu/commission/presscorner/detail/en/inf_24_3228

Look under the heading: 2. Internal Market, Industry, Entrepreneurship and SMEs

We've been sent a letter to state our case on compliance. Infringement can lead to the European Court of Justice.

Here's the latest update from the EC:

Letters of formal notice

The Commission asks IRELAND to comply with EU rules on construction products

Today, the European Commission decided to open an infringement procedure against Ireland (INFR(2024)4003) for not carrying out market surveillance as required by the Construction Products Regulation (Regulation (EU) 305/2011). The Construction Products Regulation requires authorities to monitor the manufacturing and placing on the market of construction products before they are used. According to the Commission's findings, the Irish authorities limited their monitoring activities to finished buildings or finalised civil engineering projects. The limitation of market surveillance activities to on-site measures endangers the free circulation of safe construction products in the Union. Due to defective construction products, several thousand houses in Ireland suffered very serious damage. The Commission is therefore sending a letter of formal notice to Ireland, which now has two months to respond and address the shortcomings raised by the Commission. In the absence of a satisfactory response, the Commission may decide to issue a reasoned opinion.

If Ireland are found to be out of compliance with regulation under EU rules it would open up a clear road for home owners to take cases for any shortfall + compensation.

jj880

https://www.boards.ie/discussion/comment/123742625#Comment_123742625

I think that's covered here in my previous post. For sure it would be better to know you'll be out X at the end so you need X to get going. A lot of payments seem to front loaded with re-imbursement later so extra cash / credit needed:

https://www.boards.ie/discussion/comment/123742442#Comment_123742442