Building Change AT6031 Reviving Buildings

Retrofit Opportunities and Solutions in Ireland: Student Resource Guide

This guide summarizes key concepts, approaches, methods, and solutions from Dr. Marc O'Riain's lecture on retrofit opportunities in Ireland. The document is structured to provide clear, actionable information for architecture students interested in developing expertise in building retrofits and establishing retrofit-focused practices.

Table of Contents

  1. Market Context and Opportunities
  2. Energy Standards and Performance Targets
  3. Building Typologies and Solution Approaches
  4. Technical Solutions for Different Building Types
  5. Grant Systems and Financial Supports
  6. Professional Practice Considerations
  7. Environmental Imperatives
  8. References and Further Reading
  9. Discussion Questions

Market Context and Opportunities

Irish Retrofit Market Overview
Market Size & Targets
Government Target: 500,000 homes by 2030
34,000+ projects completed to Q3 2023
12,000+ homes upgraded to B2/NZEB standard
€210 million capital expenditure
271 architects needed according to SEAI
Value Proposition
Properties with A-B ratings valued 27%+ higher
Potential €82,000-120,000 property value increase
Business Opportunity
Small practices can focus on retrofit market
Projects typically <€200k - less competition from large firms
Potential €100k annual turnover for small practices

Key Points:

  • The Irish government aims to retrofit 500,000 homes to B2/NZEB standard by 2030
  • Progress: 34,000+ property upgrades completed by Q3 2023, with 12,000+ reaching B2/NZEB standard
  • Market value: Energy-efficient homes (A-B rated) command 26.6% higher prices (approximately €82,000 higher)
  • SEAI indicates a need for 271 architects to address the growing retrofit market
  • Larger architectural practices often aren't interested in projects valued below €200k, creating opportunities for smaller practices and recent graduates
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Energy Standards and Performance Targets

Energy Performance Standards & Approaches
Performance Standards
Government NZEB Standard: B2 or >100-125kWh/m²/yr
RUA Architects Standard: A1 or <25kWh/m²/yr
Retrofit Approaches
Government Minimum: Cavity/internal insulation + heat pump + solar
RUA Approach: External insulation + attic insulation + airtightness + heat pump + solar
Key Considerations
Deep retrofit costs more but delivers better performance
Enerphit typically requires full building gut renovation
Government cost-optimal calculations may not capture full lifecycle costs

Key Points:

  • Government defines NZEB for existing buildings as B2 standard (100-125kWh/m²/yr)
  • Marc's practice (RUA Architects) targets A1 standard (<25kWh/m²/yr), sometimes achieving energy-positive buildings
  • Government approach may recommend cavity/internal insulation without external insulation
  • More comprehensive approach uses external insulation (200mm), attic insulation (325mm), improved airtightness, heat pump, and solar PV
  • Deeper retrofits cost more initially but deliver better long-term performance
  • The Enerphit standard (Passive House for retrofits) usually requires gutting the building
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Building Typologies and Solution Approaches

Building Typologies & Project Phases
Primary Building Types
Masonry Construction: Stone & Brick
Block/Cavity Block Construction
Masonry Building Considerations
Breathability concerns
Rising damp risks without DPM
Interstitial condensation risks
Block/Cavity Construction Approach
External insulation approach
Trench around building perimeter
Floor-to-wall junction treatment
Project Workflow
1. Technical Assessment/Pre-BER
2. Architectural Detailing
3. BEC Coordinator Appointment
4. Contractor Appointment/Site Works
5. Work Completion/Commissioning Certificates
6. Grant Payout

Key Points:

  • Two primary building typologies in Ireland requiring different approaches:
    1. Masonry (Stone & Brick)
    2. Block/Cavity Block
  • Masonry buildings require special attention to:
    • Breathability
    • Preventing rising damp
    • Avoiding interstitial condensation
  • Block/cavity construction allows more straightforward solutions
  • Project phases include:
    1. Technical assessment and pre-BER evaluation
    2. Architectural detailing
    3. BEC (Better Energy Communities) coordinator appointment
    4. Contractor selection and site works
    5. Completion and commissioning certification
    6. Grant payout (typically 6-8 weeks after completion, sometimes up to a year after project initiation)
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Technical Solutions for Different Building Types

Masonry (Stone & Brick) Buildings

Wall Insulation Approach:

  • Internal wall insulation (cellulose) achieving U-value of 0.17 W/m²K
  • Caution required to avoid interstitial condensation
  • Lime-rendered cork insulation for exterior walls
  • Pea gravel at ground level to direct water away from walls

Floor Insulation:

  • Glapor recycled foam glass insulation with limecrete floor

Block/Cavity Block Buildings

Wall Insulation Approach:

  • External Wall Insulation (EWI) using 200mm EPS achieving U-value of 0.11 W/m²K
  • Self-pigmented render finish
  • Trench around building perimeter (300-400mm deep) to address flanking heat loss
  • Prodomo thermal base to support door thresholds and minimize thermal bridging

Roof Insulation:

  • 50mm foil-backed insulation between roof rafters
  • Overhang to meet external wall insulation
  • 325mm blown Ecocel insulation (recycled paper, manufactured in Cork)
  • Maintain 50mm ventilation gap behind insulation

Airtightness Strategy:

  • Target: Between 3m³/h/m² (CIBSE best practice) and 1m³/h/m² (Passive House Enerphit)
  • Windows taped externally (frame to wall) and internally
  • Windows positioned to project halfway over external block leaf
  • Passive sill installation (manufactured in Youghal)
  • Bosig Phonotherm cavity closer board (25mm) on internal side
  • Pro Clima Aerosana Visconn Fibre sprayable/brush-applied airtight liquid membrane for difficult junctions

Active Systems:

  • Air source heat pumps (ASHPs) standard
  • Higher temperature ASHPs for heritage buildings
  • Low-temperature radiators using existing tail positions
  • Mechanical Ventilation with Heat Recovery (MVHR) - optional but recommended
  • Photovoltaic (PV) solar with 6-year typical payback period
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Grant Systems and Financial Supports

Grant Systems Available in Ireland
SEAI individual energy grants, maximum amounts
Attic insulation: €2,000
  first-time buyers and qualifying welfare: €2,500
Wall insulation, cavity or external or internal: €8,000
Windows: €4,000
Doors: €1,600
Heat pump system: €12,500
Heating controls: €700
Solar electricity (PV): €1,800
Solar water heating: €1,200
Not verified at this revision
Technical assessment / BER: €350
MVHR: €1,500
Air tightness: €1,000
Low temperature radiators: €2,000
Better Energy Communities: up to €33,050
Check each against seai.ie before using it.
Croí Cónaithe Vacant Property Grants
Vacant 2+ Years: €50,000
Derelict Property: €70,000
Traditional Farmhouse Conservation Advice: €7,500

Key Points:

  • SEAI individual energy grants cover attic and wall insulation, windows and doors, heat pump systems, heating controls, and solar electricity and hot water. The amounts above are the published maximums, and what a given house receives depends on its type and the homeowner's circumstances. A One Stop Shop route carries different, generally higher, total support and takes the grant off the price of the works up front.
    • The heat pump, attic insulation and cavity wall grants were all increased, and the windows and doors grant is new. Any figure quoted from before 2026 is out of date.
    • Grant approval must be in place before the work starts.
  • Croí Cónaithe Vacant Property Refurbishment Grant:
    • Up to €50,000 for vacant properties (vacant 2+ years, built before 2008)
    • Up to €70,000 for derelict properties needing structural work
    • Additional €7,500 for traditional farmhouse conservation advice
  • Grant administrators, by role address rather than by named officer, since the post changes hands:
    • Cork City Council vacant homes: vacantproperties@corkcity.ie
    • Cork County Council vacant homes officer: VHO@corkcoco.ie
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Professional Practice Considerations

Establishing a Retrofit-Focused Practice
Legal & Financial Setup
Register as sole trader or PLC
Professional indemnity insurance: ~€3,500
Create separate VAT account: €40k threshold
Basic startup costs: ~€10,000
Business Model
Work locally: max 30-min travel radius
Partner with reliable builders/subcontractors
Create standardized packages & pricing
Bill monthly to maintain cash flow
Practice Efficiency
Create standardized specifications
Develop reusable standard details
Use standardized drawing templates
Track hours by project

Key Points:

Starting Your Own Practice:

  • Work from home to minimize overhead costs
  • Register as a sole trader or PLC
  • Obtain professional indemnity insurance (approximately €3,500)
  • First-year costs approximately €10,000 (including insurance, company formation, accountant, website, software, hardware)
  • Create a business name (avoid using your own name, especially if not yet Part 3 qualified)

Business Model Recommendations:

  • Focus on local projects (within 30 minutes of your base)
  • Build relationships with reliable builders and subcontractors
  • Consider negotiated contracts rather than competitive tenders
  • Create distinct work packages with clear pricing:
    • Survey and retrofit advice (€1,500)
    • Survey drawings and ideas (€1,500)
    • Retrofit design and specification (€5,000 ex VAT)
    • Extension design (<40m²) (€7,500 ex VAT)

Working Efficiently:

  • Create standardized specifications with product data sheets
  • Develop standard details for typical junctions
  • Use standardized drawing templates
  • Track hours on spreadsheets for each project
  • Bill monthly to maintain cash flow

Further Training:

  • Passive House design courses
  • Website development
  • Social media marketing (via Design Skillnet)
  • Local Enterprise Office business program
  • Find a Part 3 architect mentor
  • Develop photography and video skills
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Environmental Imperatives

Environmental Benefits of Retrofit
Carbon Reduction
Preserves Embodied CO₂
Prevents demolition waste
Reduces need for new materials
Energy Impact
Reduces Operational Energy Use
Buildings = 30-40% of EU CO₂ emissions
Extends Building Lifespan
Human Benefits
Creates Healthier Indoor Environments
Improved air quality
Better thermal comfort
Addresses Energy Poverty
Lower energy bills
Better health outcomes

Key Points:

  • Buildings represent 30-40% of EU CO₂ emissions
  • Retrofit extends building lifespans and reduces energy consumption
  • Retrofit preserves embodied carbon in existing structures
  • Retrofit creates healthier indoor environments and lower bills, addressing both health outcomes and energy poverty
  • Cork's retrofit market doubled in 2023 and continues to grow exponentially
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References and Further Reading

Organizations & Resources

Product Resources

Grant Administration Contacts

Case Studies

Residential Case Studies by Building Type

Passive House Retrofit Examples

Multi-Unit & Social Housing Retrofits

Research Reports & Collections

Video Case Studies & Webinars

International Examples Relevant to Irish Context

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Discussion Questions

  1. What are the key differences between the government's NZEB standard (B2) and the higher A1 standard? What are the cost-benefit implications of each?
  2. How do different building typologies in Ireland require different retrofit approaches? What are the key considerations for masonry versus cavity block construction?
  3. What challenges might you face when trying to achieve good airtightness in retrofit projects? What strategies and products can help address these challenges?
  4. How might you structure a small architectural practice focusing on retrofits? What would be your target market and service offerings?
  5. What risks are associated with internal insulation in masonry buildings, and how can these risks be mitigated?
  6. How do the SEAI grants and Croí Cónaithe scheme complement each other? How might you advise clients on maximizing the financial supports available?
  7. What are the considerations when choosing between ground source and air source heat pumps for retrofit projects?
  8. How would you approach the client relationship and fee structure for retrofit projects? What distinct packages might you offer?
  9. What standardized details and specifications would be most valuable to develop for a retrofit-focused practice?
  10. How might government policy and grant schemes evolve over the next 5-10 years, and how could this impact retrofit business models?
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