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FixMyBER

Retrofit plan for a mid-terrace house built 2007–2010

Start with a BER assessment to measure the house, then the insulation, windows and doors in one grant application, then the heat pump in a second application, then solar panels on their own scheme. Self-managed, about €15,750 in SEAI grants leaves about €12,800 to pay.

A worked example of the house published BERs most often describe: filled cavity walls (59%, the most common), heated now by a gas boiler. The plan is the same with oil, LPG, solid fuel or storage heaters. Make it yours

A close call on cost: about €12,800 self-managed in 3 stages, or about €13,150 through a One Stop Shop all at once.

Grants
€15,750
You pay
€12,800
Order saves
€1,949

Self-managed, 3 grant applications. A plan, not a BER assessment. Grants are SEAI’s published figures and SEAI decides each application; costs are medians, not quotes.

The plan, in order

Tap a step for why, the rule behind it and the source.

  1. 1Find out

  2. 2Insulation, windows and doors

  3. 3The heat pump

  4. 4Solar panels

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What doing it in order keeps

about €1,949

The same works, done one job a year in the order people often start, against this plan. Grant rates are the same either way; what changes is which grants get paid and how many assessments you buy.

One job at a timeThis plan
Works and assessments€31,199€28,550
Grants paid€16,450€15,750
You pay€14,749€12,800

The one-job-at-a-time order (windows and new controls first, a year apart) is our assumption about how people often start; SEAI does not publish it.

Self-managed or a One Stop Shop

€12,800 vs €13,150, a close call

Grant rates are the same on both schemes. What differs is which grants you end up with. Done one at a time in the usual order, this house loses about €1,949 to sequencing traps and repeat BERs; Cara's order keeps it. A One Stop Shop can also claim €1,550 of grants that exist only on its scheme (assessment, project management, ventilation, airtightness), against its own project management fee of about €2,200 and the assessment it charges for.

Self-managedOne Stop Shop
Works, assessments and fees€28,550€30,400
Grants€15,750€17,250
You pay€12,800€13,150
Cash needed at the peak€17,575€13,150
How grants are paidYou pay, SEAI pays you backTaken off the invoice
  • On paper self-managing is about €350 cheaper — within the uncertainty of our estimate of One Stop Shop fees, so treat the two as level on cost.
  • You can go at your own pace: 3 applications, each with an eight-month window.
  • The catch is cash: you pay first and SEAI pays you back, so you need about €17,575 available at the peak (less if your contractor agrees to take the grant directly).
  • Choose a One Stop Shop if you want one contract, grants off the invoice and the low-cost loan (available up to 31 December 2026). Self-manage if you want to go at your own pace, a stage at a time.

Grants only a One Stop Shop can claim: €1,550

FixMyBER and Cara are not a One Stop Shop and cannot give access to that scheme. SEAI’s register lists the registered One Stop Shops; see them by county. The One Stop Shop fee is our estimate from SEAI’s sample assessment, which is why a small difference counts as a close call.

Cash flow, month by month

up to €17,575 out at the peak

Self-managed, you pay each contractor and SEAI pays the grant back afterwards.

WhenWhatMoneyRunning total
Month 0Pre-works BER assessment−€275−€275
Month 2Fabric (application 1): works and post-works BER paid−€2,475−€2,750
Month 4Fabric (application 1): SEAI grant paid+€1,450−€1,300
Month 8Heat pump (application 2): works and post-works BER paid−€16,275−€17,575
Month 10Heat pump (application 2): SEAI grant paid+€12,500−€5,075
Month 14Solar PV (its own scheme): works and post-works BER paid−€9,525−€14,600
Month 16Solar PV (its own scheme): SEAI grant paid+€1,800−€12,800

The largest amount SEAI owes you at any one time is about €12,500, for roughly 2 months between paying the contractor and the grant arriving (post-works BER, forms, then SEAI's stated 4–6 weeks). The low-cost Home Energy Upgrade Loan cannot be used for self-managed works (and is available only up to 31 December 2026). If your contractor agrees to take the grant directly — SEAI allows it; it is their choice — your peak outlay falls to about €12,800.

Contractor taking the grant: Individual grants: Homeowner Application Guide, read 25 Sept 2026 · The low-cost loan: Home Energy Upgrade Loan, read 30 Jul 2026 · Timing is our assumption: about two months from paying for the works to the grant arriving.

What to apply for, and when

3 applications, offer before any work

SEAI’s rule: the grant offer has to be in place before any work starts or materials are bought.

  • Attic insulation · SEAI Better Energy Homes (individual grants) · Application 1 — before any fabric works start or materials are bought
  • Heat pump (air to water) · SEAI Better Energy Homes (individual grants) · Application 2 — after the fabric works and their post-works BER
  • Radiators and pipework for the heat pump · SEAI Better Energy Homes (individual grants) · Application 2 — after the fabric works and their post-works BER
  • Renewable heat bonus · SEAI Better Energy Homes (individual grants) · Application 2 — after the fabric works and their post-works BER
  • Solar panels (PV) · SEAI Solar PV scheme · Solar PV application — any time; its own BER

Worth knowing

2 to check, 2 left out of the plan

What this plan is based on

your answers, SEAI's figures, our assumptions

The house in this plan is the one published BERs most often describe for mid-terrace houses built 2005–2010:

  • No wall type dominates in published BERs for mid-terrace houses built 2005–2010 (59% filled cavity, 35% timber frame, 4% hollow block). This plan uses the most common, filled cavity.
  • Built after 2000, so the plan takes the windows as double glazing from 2000 or later and leaves them out, although 93% of these BERs record windows worse than 2.0 W/m²K. Get them priced if yours are among them.
  • 85% of them show an attic short of the grant standard, so the plan tops it up.
  • The example is heated by a gas boiler, the commonest heating in these BERs (67%). The plan is the same with oil, LPG, solid fuel or storage heaters.

From 5,195 published BERs. SEAI BER Research Tool, file of 8 September 2026. A pattern across similar homes, not a fact about any one.

County
Don't knowThe plan does not depend on it.
House type
Mid-terrace
Built
2007 – 2010
Heating (example)
Gas boilerThe plan is the same with oil, LPG, solid fuel or storage heaters.
Walls
Cavity, already filledThe most common (59% filled cavity, 35% timber frame, 4% hollow block)
Windows
Double, 2000 or laterFrom the build date and published BERs for these homes
Attic insulation
Don't knowPlanned as needing a top-up; the installer measures it.
  • This is a plan, not a BER assessment. Only an SEAI registered BER assessor can assess or certify a home.
  • Grant amounts and rules are SEAI's published figures as read on the dates shown beside each one. Whether a grant is paid is SEAI's decision on your application.
  • Costs are SEAI medians for this house type (Jan–Jun 2026) or labelled estimates — not quotes.
  • FixMyBER is not a One Stop Shop and cannot give access to the One Stop Shop scheme. Registered One Stop Shops are listed by SEAI.
  • Contractors are shown with their SEAI registration details only. SEAI registers contractors but does not endorse their work, and neither do we.

rules 2026-09-26.1

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