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What are the New Rental Laws in Ireland?

New tenancy rules called the Tenancies of Minimum Duration (TMDs) are set to take effect in Ireland on March 1st, 2026. The new tenancy law has been a hot topic for some time, with landlords questioning how it will affect future tenancies, and current tenants querying their immediate housing situation.  

Here, we look at the essential aspects of the TMDs and how the new rental laws in Ireland will impact landlords. 

The Tenancies of Minimum Duration 

To begin, it’s important to note that the incoming landlord/tenant law in Ireland only applies to the following: 

  • Private rented housing 
  • Tenancies supported by the Housing Assistance Payment (HAP) or Rental Accommodation Scheme (RAS) 
  • Student-specific accommodation 
  • Approved Housing Body (AHB) housing 
  • Cost rental housing 

However, both AHB and cost rental housing are exempt from rent increase rules. 

 

Key Points of New Tenancy Rules 

If you’re a landlord, any new tenancies created from March 1st, 2026, will be subject to Tenancies of Minimum Duration (TMD). These are rolling 6-year tenancies that give tenants greater stability in regard to their living situation. 

The new landlord and tenant law in Ireland stipulates that, during the 6-year period, landlords can only end the tenancy in certain situations, such as: 

  • The tenant fails to meet their obligations. 
  • The property no longer meets the tenant’s needs. 

Smaller landlords, those with three or fewer tenancies, can end the tenancy at any time if one of the following situations arises: 

  • They suffer a financial hardship which requires selling the property. 
  • The landlord or a close family member needs to live in the property. 

End of New Tenancy Law Term 

At the end of each 6-year term, smaller landlords can end the tenancy by using one of the following existing legal grounds: 

  • The selling of the property. 
  • Occupation of the property by the landlord or family. 
  • The property must undergo major renovations. 

However, larger landlords, those with four or more tenancies, cannot end tenancies for the purposes of sale, renovation, occupation or change of use. And yet, as with ending the tenancy during the 6-year period, larger landlords can end tenancies when:  

  • Tenants fail to meet their obligations. 
  • The property is no longer suitable for the tenant’s needs. 

Rent Setting Rules

If you have a new tenant moving in on or after March 1st, 2026, you can set the rent at market rate level if the previous rent was below the market level, and the previous tenant left voluntarily or breached their obligations.  

From that point onward, rent increases are capped at the rate of inflation according to CPI or 2%, whichever is lower. For existing tenancies, those in place on February 28th, 2026, rent increases will be capped at the rate of inflation according to the Consumer Price Index (CPI) or 2%, whichever is lower. 

Landlords can, however, reset the rent under certain circumstances, including when:  

  • The tenant voluntarily leaves the tenancy. 
  • The tenant breaks their obligations. 
  • The property no longer aligns with the tenant’s needs, e.g., it’s become too small. 
  • The 6-year tenancy of minimum duration ends. 

It’s also important to mention that landlords cannot reset the rent after a “no fault eviction”. This is a situation where a tenant is evicted, even though they did nothing wrong. This tenant protection is in place to ensure landlords don’t evict tenants just so they can raise the rent.  

These new tenancy rules apply nationwide, and it will no longer depend on whether your rented property is in a Rent Pressure Zone (RPZ) or not.  

On a final note, the 2% cap on annual rent increases doesn’t apply in the case of newly built apartments or student-specific accommodation.  

 

Got a Question?

If you’re a landlord looking for further information or advice on the new tenancy law in Ireland, feel free to contact a qualified and knowledgeable member of the Long and Co. team today. 

From For Sale to Sold: Steps in Selling a House in Ireland

Selling a house in Ireland can seem rather complex, especially if it’s your first time doing so. How long does it take to sell a house? The timeline for selling a house is often a big consideration, and as a seller you probably want to close on a good deal with minimal delay, but there are many other important things to consider. What kind of documents will you need to obtain? How can you find the right buyer and close the transaction? 

Of course, your property’s location, current market conditions, and your level of preparedness will all be quite important factors in the house sale process. The good news is that the home selling process in Ireland does have quite a few considerations one must make, but rest assured that the process for a private sale generally follows the same few steps and a qualified estate agent can make the entire process simple and stress-free. 

 This blog will give you clear and concise information on how to sell your property in Ireland, step by step. 

 

Step 1: Preparing to Sell 

First and foremost, make sure all your ducks are in a row before selling your home. Are your finances in order? That is to say, do you have an outstanding mortgage left to repay and does your lender have early repayment penalties? Also, make sure that all of your utilities and bills have been paid up to date. 

Moreover, make sure that you have a general idea of what makes for a fair selling price given your expected timeline and local market conditions. Gauge how willing you are to sell at a discount and by how much (if at all). A local estate agent in Galway such as Long & Co can provide invaluable insight into market conditions as well as assist with pricing strategies for your particular home. 

Step 2: Legal & Documentation Checklist 

A crucial part of the property selling process is making sure that you’ve got all of the relevant documentation and legal matters sorted out and ready. Here’s what you will need: 

  • Proof of property ownership: your title deed (or in some cases, a folio) acts as proof of ownership of your home. If your home was purchased with a mortgage, the bank will typically have it. 
  • BER certificate: all homes in Ireland must have a BER certificate, and they are valid for up to 10 years unless you’ve made changes to the property, in which case a new certificate is required. You can check to see if your home is already registered through the SEAI National BER Register, or have an SEAI-approved surveyor assess your property and provide you with a new one. 
  • Planning compliance: if you’ve had work done on your home, you may require certificates of compliance. If you didn’t apply for one, you can do so retroactively to demonstrate that your home is compliant with building regulations. 
  • Property taxes: you will need a printed statement showing that you’ve fully paid your Local Property Tax (LPT) up to the end of the year. 
  • Personal identification: a passport or government-recognised photographic ID to demonstrate that you are indeed the legal property owner. 

 A trustworthy estate agent can help you figure out which documents are required and how to obtain them so that you can proceed with selling your home with minimal delay. 

 

Step 3: Preparing & Presenting the Property 

In the process of selling a house, it’s important to keep the property tidy and presentable. De-clutter and tidy up as best you can and arrange for professional rubbish removal and cleaning services if necessary. Make a great first impression on prospective buyers but make sure that you’ve also got plenty of professional photographs for online listings. 

Properties in Ireland are commonly listed on platforms such as Daft.ie, MyHome.ie and various estate agency websites, so for many prospective buyers, the online photographs are what make that key first impression. 

 

Step 4: Viewings & Offers 

Alongside making your property presentable, one of the most important steps in selling a home is to arrange for viewings and to receive formal offers. Viewings are increasingly being done online in recent years, however it’s essential to provide in-person viewings and this requires planning and scheduling either on your own part or with the assistance of an estate agent such as Long & Co. 

Prospective buyers may make offers throughout this stage of the property sale process, and it’s important to keep a record of any offers and to ensure that they are formal, i.e., the buyer is approved for a mortgage loan or has proof of funds.  

Offers can vary quite a bit, and the negotiation process can be challenging without the assistance of an estate agent. Typically, the most flexible arrangement for the seller (you) is “no sealed bids”, which means that buyers can adjust offers and raise them in response to the offers that others make. You (or your agent) can then renegotiate offers with various parties to get a fair price for your home. 

 

Step 5: Sale Agreed —What It Really Means 

Once you’ve negotiated a suitable offer with a buyer, you may both want to move to the “sale agreed” phase. This means that both you and the buyer are committed, but it’s important to keep in mind that this alone is not legally binding. Only after signing the contracts through solicitors is the final sale legally binding and official. 

For you, the seller, an accepted offer often means that, on average, your home will be officially sold and finalised within around 8-16 weeks. 

For the buyer, there is often a booking fee paid to the estate agent as a deposit, with the remainder due once the sale has been finalised. 

 

Step 6: Conveyancing & Solicitors 

With an accepted offer (sale agreed), you can then contact solicitors to prepare all necessary legal paperwork and conveyancing of the property (transferring it legally from the seller to the buyer). Your solicitor will need your title deed, BER certificate, planning permissions, and information about the property in order to prepare the sale contract. 

The buyer’s solicitor will review the contract, and if satisfied, both parties can sign and finalise the sale. What often leads to delays in this phase is when the buyer (or their solicitor) has doubts or enquiries regarding specific terms in the contract, needs more information about boundary lines or planning permissions, or if they want to renegotiate prices, for example. 

 

Step 7: Exchange & Completion 

When both the buyer’s and seller’s solicitors have come to an agreement on the terms of the contract and both are satisfied, contracts are then exchanged, and the buyer and seller can both sign on the dotted line. This is now legally binding. 

When signing the contract, the buyer must pay a 10% deposit. Recall that a part of this deposit had already been paid during the “sale agreed” stage; it is paid to the estate agent. At this point, the final closing typically takes place around 3-4 weeks after signing the contracts, at which point the seller’s solicitor will hand over the keys to the buyer. 

As the seller during these last few weeks, you are only left with preparing the closing documents (your solicitor will do this), ensuring your Local Property Tax (LPT) is fully paid up to date, and sorting out the remaining mortgage due and paying it off with the proceeds of the sale. 

 

Visual Timeline Section 

The house sale timeline is approximately 3-6 months from beginning to end on average. The timeline can be broken down into three general parts: 

  1. Marketing (4-12 weeks): listing the property, attracting buyers to viewings, and entertaining initial offers. A “sale agreed” usually takes around 1 month following an offer. 
  2. Conveyancing (8-12 weeks): retaining a solicitor, preparing the sale contract, gathering the title deed and other relevant documents, negotiating the contract with the buyer, and signing the contract formally. 
  3. Finalising the transaction (3-4 weeks): ensuring LPT is up-to-date and paid, managing outstanding mortgage balance, and finalising all closing documents, to handover of the keys and property to the buyer. 

Common Pitfalls to Avoid 

Many of the steps to selling a house in Ireland are quite standard and don’t vary too much, but every step of the way introduces some risks that could lead to delays or getting a poor deal for your property. Some of the common pitfalls in the house sale timeline include:

  • Overpricing (or underpricing!): setting your asking price unrealistically high can greatly reduce the number of prospective buyers and leave your property sitting listed for far longer than anticipated. Asking for too little may sell the property much faster, but you could be getting a poor deal. 
  • Missing paperwork: being unprepared and not having the necessary documents on hand, like a BER certificate or title deed, can slow down the home-selling process, and the time it takes to obtain these (if they aren’t readily available) can likewise slow down the process. 
  • Poor communication: you should be keen on entertaining offers and recording them, communicating with prospective buyers in a timely fashion. Late responses and infrequent communication will slow down the entire process. 
  • Having unrealistic expectations: selling a home, even in times of high demand, can take several weeks or months, but hardly ever in a matter of days. Establish realistic expectations when selling your home. 

Tips to Speed Up Your Sale 

Speeding up the home sale timeline is possible, to an extent. Closing the sale sooner is more convenient for both you and the buyer, and it can give you peace of mind and save you quite a bit of money also. Here are some tips to speed up the sale of your home in Ireland: 

  • Have all relevant documents readily available. 
  • Ensure your home is presentable to buyers and is tidy and looking professional. 
  • Be flexible with your asking price, as well as with offers and be willing to negotiate with buyers. 
  • Work closely with a trusted estate agent and solicitor. 

How Long Does it Take to Sell a Home in Ireland? 

From start to closing the final sale, it tends to take around 3-6 months to sell a home in Ireland, on average. Of course, this can take longer due to market conditions (which are beyond your control), but it can take longer if you’re unprepared. 

Being prepared means having your documents ready, having the property looking tidy and presentable, and negotiating offers with buyers. All of these things can be time-consuming and laborious, but with proper guidance you can sell your home relatively quickly and smoothly. An estate agent such as Long & Co can lend professional insights, local knowledge in Galway, Tuam, and beyond, and assist sellers throughout the entire process. 

 

Sell Your Home Confidently with Long & Co 

Thinking of selling your property in Galway or Tuam & beyond? Reach out to our professional team at Long & Co for a professional property valuation and expert guidance, every step of the way.

The Hidden Costs of Selling a House You Didn’t Know About

The cost of selling a house in Ireland is certainly a popular topic these days. Not only does demand continue to rise to new peaks (now 23% higher than the 2007 peak, according to RTE), but supply struggles to keep up and remains limited. The result? Inflated asking prices that, generally speaking, favour the seller. But a responsible seller should account for all of the fees when selling a house Ireland, not just the sale price but also the “hidden” fees that aren’t always so obvious. 

 For the sake of clarity, we’ll show you the hidden costs of selling a home using an example home valued at €340,000 – which is the median price in Galway County as of September 2025 to give you an idea of what you might expect to pay as a seller for the transaction once the dust has settled. 

 

 

 

Estate Agent Fees – What You’re Really Paying For 

Estate agents in Ireland work on commission, and the fee is typically a percentage of the final sale price, usually around 1-2%, with VAT added (23%) added. Some agents provide flat-fee services, often ranging from around €1,000 to €3,000 regardless of the sale price; others yet provide a hybrid fee structure. Get this fee breakdown in clear black and white up front before committing to an agent. 

 

Example: on a €340,000 final sale price, using a 2% estate agent fee with VAT, the calculation would be: 

 Agent fee: 340,000 * 0.02 = 6,800 

Fee + VAT: 6,800 * 1.23 = 8,364 

 The total agent fee on the sale of the example home would be €8,364. 

 

 

 

BER Certificate & Compliance Costs 

In Ireland, there is a legal requirement to include a Building Energy Rating (BER) certificate during the advertising and sale of a property. With few exceptions, all home sales must contain the BER certificate and demonstrate compliance to the local Building Control Authority. The cost of acquiring a BER certificate tends to cost around €200, although you may already have a valid one (they are valid for up to 10 years) and may not have to pay for a new assessment. 

 

Example: without an existing BER certificate, the fee for compliance when selling the example home would be €200. 

 

 

Pre-Sale Repairs, Presentation & Staging 

Sellers and agents alike should want to present the home in its best light, which often means professional cleaning, landscaping and gardening, and touching up the aesthetic appearance of the property. Remedial works may also be necessary to sell the home, and if the buyer has requested a pre-purchase survey then the engineers will have noted down any necessary and remedial works. 

 

These costs naturally vary quite a bit, but just to give an example, painting, professional garden care and home cleaning could cost around €1,000 to €1,500 in order to get your home looking clean and presentable to prospective buyers. 

 

 

 

Mortgage Exit Fees & Early Repayment Penalties 

If the property in question was purchased with the assistance of a mortgage, the seller will most certainly be subject to mortgage exit fees and/or early repayment penalties depending on their lender and the terms of their loan. 

 

Mortgage exit (aka redemption or discharge) fees apply when a mortgage is paid off and the lenders must then revoke their legal claim to your property. They can vary from around €200 to €350. 

 

Early repayment penalties apply when you pay off a mortgage before the end of the term contract. Paying it off early is good for you as you avoid amortisation interest, but bad for the lender, so they will typically levy fees of around 6 months’ interest on the outstanding loan balance. So, if your remaining balance is €100,000, your interest rate is 4%, and you paid it off early, you’d be hit with a fee of around €2,000 or so. 

 

 

 

Final Bills, LPT & Utilities 

If you’ve got any outstanding bills or arrears, these must be paid before finalising the property sale transaction. Things like telecoms bills, television or other subscription services, waste collection, water and energy bills, as well as Local Property Tax (LPT) should all be up to date. 

 

The outstanding amount due could vary quite a bit, but to give a more concrete example, LPT in Galway County for a home valued at €340,000 would be approximately €383 in 2025. Assuming you have not yet paid LPT and wish to sell the home, this would be due as soon as possible in order to provide LPT clearance to the new buyer and to ensure that the home is sold without any outstanding debts. 

 

 

Capital Gains Tax (CGT) – For Investment Properties 

If the property was your place of primary residence then you do not need to pay Capital Gains Tax (CGT) when selling. If it is not your primary residence, i.e. it was used as an investment property, then you are subject to CGT of 33% of the home’s final sale price. Several deductions and deduction caps are in place that can bring down the tax burden somewhat. One must also consider the original purchase price of the home. 

 

Example: assuming your property was an investment, it sold for €340,000 and its original purchase price was €300,000. There is an annual exemption of €1,270 and no other deductions are included. The taxable gain and amount owed – taxed at 33% – would be approximately: 

 

Taxable gain: 340,000 – 300,000 = 40,000 

CGT exemption: 40,000 – 1,270 = 38,730 

Taxable amount: 38,730 * 0.33 = 12,780.90 

 

The total taxable amount on the sale of the example home would be approximately €12,781. Note that including more deductions such as conveyancing and solicitor fees can assist in bringing this figure down. 

 

 

Moving Costs & Storage 

When selling your property, you may already have another residence or you may need to temporarily accomomdate yourself as you move your belongings out. Things like rubbish removal from man and van teams as well as hiring a moving agency will cost somewhere around €800 to €2,000 or more, depending on the quantity of belongings to be moved, distance, labour involved, etc. 

 

 

Emotional & Time Costs 

Selling a home can have some exciting moments, that’s for sure. It can be – and often is – quite stress-inducing for many sellers, however. The emotional attachment you may have to a home or the circumstances for why you want to (or must) sell could also be something that drains your energy and your time. 

 

A qualified and experienced agency such as Long & Co strives to make every client feel valued, and we ply our in-depth market knowledge and reputation of trust to deliver great results. We’ll do our best to make your property sale stress-free, easy, and to your satisfaction. 

 

 

What is the Real Cost of Selling a House in Ireland? 

Using some of the conservative estimates from the figures provided above, the cost of selling a house in Ireland could easily be a few thousand at the lowest or well over ten thousand once all the i’s are dotted and the t’s are crossed. 

 

We understand that as a property owner you’re probably keen on the final sale price. So are we, and we strive to do our best to provide great value. Nevertheless, one should always keep in mind several of the required fees that may sometimes be “hidden” from plain view and plan accordingly. 

 

 

 

Sell With Confidence, Sell With Long & Co 

Looking to sell your home in Tuam, Galway, or elsewhere in Ireland? Look no further than Long & Co. As your trusted estate agent, we will endeavour to give you the most transparent cost breakdown for your specific property. 

 

We employ RICS Red Book Property Valuations, provide professional Property Management services in Ireland, and have many existing Homes for Sale. Make us your preferred Buying Agent and contact our team today. 

 

Why the Property Price Register is a Great Tool for Buyers & Sellers in Galway

Thinking of buying or selling a home in Galway? Like many others, you’re probably wondering what a fair price looks like. You could be considering making a list of every home for sale in Galway and finding the median price, but why do that when you can go straight to the Property Price Register Ireland.  

 As a transparent resource, the national property price register helps buyers and sellers to make informed decisions and avoid overpaying or undervaluing their property. Of course, expert advice goes a long way it comes to buying and selling properties, too, and Long & Co. has been helping clients navigate this tool effectively since its inception. Here, we take a closer look at Ireland’s house price register and how you may find it beneficial when looking to buy or sell a property in Galway. 

 

What is the Property Price Register?

The Property Price Register Ireland is an official government record of all residential property sales in Ireland. It’s managed by the Property Services Regulatory Authority (PSRA) and provides details such as the date of sale, price and address of all each residential properties purchased (as declared to the Revenue Commissioners for stamp duty purposes) in Ireland since January 1st, 2010. It is not a commercial property price register, however, so you will find no commercial properties listed. 

 

While it is a property sale price register, a form of property price register map, some prices shown do not represent the full market price of the house or apartment. That’s because, in some cases, a previous owner will have decided to retain an interest in the property. In other instances, the property might have been bought through an affordable purchase scheme. Other properties, though not many, might be declared in exchange for other properties or stocks, etc.  

 

The property price register is also free to use and updated regularly, giving you a reliable overview of property prices in Ireland.  

 

 

How Buyers Benefit

So, how do buyers benefit from using this government property price register?  

 

Firstly, the register will provide real price results for properties in your preferred area. If, for instance, you live in Cork but want to move to Salthill, Galway, you can research house prices in the area. You can also track market trends to see if property prices are rising or falling in Galway City, Tuam or any other community. This means you can act fast or bide your time while keeping an eye on available properties. When the time arrives to make an offer, you can do so with the confidence that your research is reliable. This kind of knowledge can prove to be the difference maker in a bidding situation as you know what’s typical for similar-sized houses, flats or land. You can then plan your bids accordingly.  

 

To give you an example of how the register works, let’s look at Galway. The property register shows that there have been 250 properties sold between February 2nd and September 9th of this year, with the median price being €360,000. While this gives you an idea of overall county prices, you can dig deeper into the data if there is a particular area you have your eye on.  

  

 

How Sellers Benefit

Do you have a property to sell in Galway? If so, this tool is the perfect house price sale register for you. In a matter of clicks, you can assess property prices and set yours accordingly, meaning you’re more likely to get the price your property deserves. Furthermore, properties priced correctly tend to sell faster.  

 

The register also helps you to avoid any mishaps as you will pick up on trends and be able to adjust your timing or pricing. So, for instance, if you notice that apartment prices keep rising, you might hold off a little while longer so you can monitor the changing market. A little patience goes a long way in such a situation, and the register is a great tool to help you track trends.  

 

As chartered surveyors, the team at Long & Co. can interpret register data to maximise your sale outcomes. If you’re looking to get the best price for your property, contact our chartered surveyors for a valuation in Galway today. 

 

 

Tips for Using the Property Price Register Effectively

To conduct an effective property price register search, there are a few key steps to take.  

 

Begin by narrowing your search location by inputting as much information as you can, such as the address and county. When the results populate, take time to compare the property types you’re interested in, be it detached or semi-detached homes or apartments. Look out for factors such as sale dates; market trends change frequently and so do prices, so be wary of overpaying or undervaluing the property.  

 

Of course, the houses sold price register is a great tool, but the safest way of securing an accurate valuation is to use it alongside professional advice. To ensure you set the right price for your property, consider Long & Co’s Property Valuation Service today. 

 

 

Getting the Right Price for Your Property

When entering the market, the Property Price Register is a powerful tool for both buyers and sellers in Galway. Whether you’re planning to sell, buy or just curious about the market, the Property Price Register’s capabilities allow for broader overviews and deeper insights that will help you set your price more accurately and effectively. This in turn will make the process run smoother and give you more confidence in your strategic moves.  

 

And while the register is an excellent resource, it’s often the advice of an experience professional that gets people across the property buying and selling line. At Long & Co., our valuers have a strong tradition of finding Galway clients the best price for their property, and as registered property service providers, we can do the same for you.   

 

Should you have a property to put on the Galway market, contact Long & Co. today for personalised advice or a professional property valuation. 

 

Common Mistakes That Lower Property Value (And How to Avoid Them) 

Selling your home or commercial property in Galway? A few small oversights could knock thousands off your final sale price. Whether you’re based in Galway City, Tuam, or anywhere across County Galway, maximising your property’s value before you list is crucial.

At Long & Co, we’ve seen time and again how preventable mistakes, many surprisingly simple, can reduce a property’s appeal, valuation and eventual selling price. The good news? With the right preparation, you can avoid them and ensure your property stands out for all the right reasons.

 

Mistake #1: Overlooking Repairs & Maintenance 

Even the smallest issues, like dripping taps, hairline cracks or broken fixtures send warning signs to buyers. They suggest neglect and raise questions about hidden problems. This is especially true in older properties, where maintenance is vital to preserve value.

How to avoid it: 

  • Tackle visible repairs before listing.
  • Refresh paintwork and replace worn fittings.
  • Arrange a pre-sale inspection to spot hidden issues.

These small investments protect your property’s value and reassure buyers they’re making a sound purchase.

 

 

Mistake #2: Poor Curb Appeal & Presentation 

First impressions can make or break a sale. Buyers will usually see your property online before stepping inside and presentation plays a huge role in whether they book a viewing.

How to avoid it: 

  • Keep gardens neat and driveways tidy.
  • Repaint exterior doors or fencing for a fresh look.
  • Declutter interiors and stage rooms to feel spacious and inviting.

In Galway’s competitive housing market, where similar homes may be listed side by side, presentation often tips the balance.

👉 Read our guide on how to prepare your house for sale 

 

 

Mistake #3: Incomplete or Poor Documentation 

Missing paperwork can delay negotiations and lower offers. Buyers want transparency and certainty. Missing BER (Building Energy Rating) certificates, unclear planning permissions, or absent floor plans can undermine confidence.

How to avoid it: 

  • Gather key documents before listing.
  • Update your BER certificate if needed.
  • Work with an agent who can guide you through compliance.

At Long & Co, we help sellers prepare a complete, professional file, smoothing the path to a quicker, stronger sale. You can find a detailed guide on how to find your property’s BER rating here. 

 

 

Mistake #4: Incorrect Pricing Strategy 

Pricing too high can stall your listing, while pricing too low leaves money behind. House buyers are savvy; they’ll compare your property against recent sales on the Property Price Register. 

How to avoid it: 

  • Seek a professional valuation, tailored to your property and location. 
  • Benchmark against local sales. 
  • Review market conditions before setting an asking price. 

At Long & Co, we use our in-depth knowledge of Galway City, Tuam, and surrounding areas to help clients achieve the right balance: a price that attracts interest but also secures maximum value. 

 

 

Mistake #5 – Ignoring Market Timing & Trends 

Property values don’t exist in isolation. Market conditions—both local and national—can have a big impact. Selling at the wrong time could mean fewer buyers, slower sales, and lower offers. 

The ESRI recently warned that Irish property prices may be overvalued by 8–10%. Sellers who set asking prices based on inflated expectations may face reductions later or risk their property going stale on the market. 

How to avoid it: 

  • Consider seasonality (spring and autumn are often strongest). 
  • Monitor local development projects that may affect demand. 
  • Consult an experienced estate agent before committing to a sale date. 

 

 

Bonus Tips to Boost Property Value 

Want to actively raise your home’s appeal (and price)? These quick wins can make a real difference: 

  • Kitchen & bathroom updates: Even small changes, like new handles, taps, or tiles, add modern appeal. 
  • Neutral décor: Fresh paint in light, neutral shades makes rooms feel larger and brighter. 
  • Energy efficiency: LED lighting, insulation upgrades, or modern heating controls can improve your BER rating and save buyers future costs. 

These enhancements don’t just improve how your home looks; they can directly increase its value and help you secure stronger offers. 

Avoiding these common mistakes, like neglected repairs, poor presentation, incomplete paperwork, weak pricing, and poor timing, will help you protect and even increase your property’s value. 

At Long & Co, we combine local expertise in Galway and Tuam with professional valuation and sales strategies to ensure your property achieves its true potential. 

 

Ready to Maximise Your Property’s Value? 

Get in touch with Long & Co today for a professional valuation or tailored property sales advice. Whether you’re selling a family home in Galway City, an investment property in Tuam, or land in the county, we’ll guide you every step of the way. 

Contact Long & Co

How to Find My BER Rating: A Guide for Homeowners, Buyers and Sellers

If you’re looking to buy, sell, rent or build a property, you’ve probably heard about BER (Building Energy Rating). A method of measuring the energy efficiency of a property, a BER is not only an important indicator of your energy costs, it’s vital for understanding carbon emissions, too. A BER Certificate is also a legal requirement when selling or renting a property in Ireland.  

You may be one of the many people to have searched ‘how to find a BER rating’. This could be because you want to sell or rent a property, or because you’re looking to buy and can’t find a BER Cert. As a trusted auctioneer in Co. Galway with years of experience helping clients with their properties, the experts at Long & Co. want to help you better understand your BER, too.  

 What is a BER Rating?  

According to the Sustainable Energy Authority of Ireland (SEAI), a BER “allows prospective buyers or tenants to objectively compare the energy performance of different dwellings on a like-for-like basis.” 

The BER scale rates homes from A to G. A-rated homes are the most energy-efficient and tend to have the lowest energy bills. At the other end of the scale, G-rated homes are the least energy-efficient. They usually require a lot of energy to heat the home and have higher energy bills. Most homes in Ireland sit within a C category. 

As you can see, a BER is important to homeowners, buyers and renters alike. No one wants to pay huge energy bills, and poor ratings may be a sign of other potential issues, such as dampness and mould. For these reasons, it’s important to find your BER rating. 

 

How to Find Your BER Rating Online  

So, how to find your BER rating online.  

To find your BER, you need to visit the SEAI National BER Register and enter the property’s BER number or its MPRN (Meter Point Reference Number). Your MPRN is an 11-digit number located on your electricity bill. Hit ‘Search’ and the register will show your BER Certificate, which is valid for up to 10 years.  

As you can see, how to find a BER rating is pretty straightforward. And yet, a question like “how do I find my BER rating?” has several potential answers… 

  

How to Find BER Rating Through Other Sources  

Asking “How to find my BER rating” can lead you to other sources and solutions. For instance, you can locate a BER Certificate when purchasing or renting a property. The estate or letting agent may have it in their possession, and there’s no harm in asking. You could also contact a BER assessor or estate agent. You can find a registered BER assessor to carry out the work for you, which may be required when buying or renting in the event a BER cert is unavailable.  

So, how to find your BER rating has many avenues, with your choice largely dependant on whether a BER Certificate exists at the time of buying or renting a property.  

  

How Do I Find Out My BER Rating if I Don’t Have One?  

If you’re still wondering, how do I find out my BER rating, double-check the SEAI National BER Register as mentioned earlier. It may be that one exists, but you just haven’t received it. Or it may be that your property has never been assessed.  

If so, we recommend booking a BER assessment with a registered assessor. You can do this through the SEAI website and their National Register of BER assessors. This way, you can be certain that your cert meets the required standards and legal requirements. 

Whether buying or renting, remember that it’s a legal obligation for sellers and landlords to have a BER cert and an advisory report available when selling or renting a property. The BER should be displayed alongside all property adverts, so if it’s not been made available to you, enquire as to its whereabouts.  

  

Why Your BER Rating Matters  

A BER is important for many reasons. The most pressing reasons include: 

  • Property value and buyer decisions: No one wants to live in a house where the utility bills are like a second mortgage. Energy-efficient homes mean lower running costs and are more desirable to potential buyers.  
  • Energy costs and comfort: Homes with a good BER are less expensive energy-wise, and more comfort. They tend to retain heat and have fewer draughts and cold spots. Furthermore, they’re less likely to have damp or mould issues.  
  • Renting or selling: Whether you’re a landlord or looking to rent or sell, a BER lets interested parties compare the properties they view. A BER will also indicate the scale of improvements needed to bring it up to a comfortable standard. 

 

If your BER is low, there are several ways you can bring it up before listing your property. These include: 

  • Insulation: Focus on your attic, walls and floors. 
  • Draught-proofing: Seal gaps around your windows and doors. 
  • Upgrade your windows: You may need new double- or triple-glazed windows. 
  • Heating system: Have your heating system tested as it may be inefficient.  
  • Energy-efficient controls: Modern technology allows you to monitor and control your heating and lighting to the minute detail.  

If all else fails, a BER assessment will uncover your main issues.  

  

Local Guidance in Galway  

If you’re looking for guidance on BER requirements when preparing to sell or rent a property, contact Long & Co. Our team of highly qualified auctioneers and estate agents has helped countless Galway-based clients through property sales and compliance and can help you better understand every aspect of the process, too. So, whether you need advice on your BER rating or help with valuations or sales, feel free to contact Long & Co. today.  

 

 Expert BER Advice  

As you can see, the concept of a BER is uncomplicated and in use for the betterment of both buyer and seller. However, it can seem like a tricky process if you don’t know where to start. And with compliance and value for property owners so important, it’s crucial that you get the right advice before listing or purchasing a property.  

So, remember to first check the SEAI National BER Register for your BER Certificate, and if you can’t find it there, call in a registered BER assessor. You can also ask your estate agent if they have the cert, and if you’re renting, ask your landlord. 

There is another option, of course, and that is to enlist the help of a trusted auctioneer and estate agent like Long & Co. in Co. Galway. Our team will be happy to advise you on everything from BER and certificates to compliance. 

How Can We Assist You?

From valuations to sales and management, we’re here to help. Fill out the form below, and our team will respond quickly to your inquiry.

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