Applying for a mortgage 

Get the full picture before applying for a mortgage

Before applying for a mortgage in Ireland, it’s important to show lenders you can manage repayments, not just that you have a deposit. Mortgage providers assess your income, savings habits, spending patterns and credit history, so save regularly and avoid overdrafts or missed bills. Preparing documents early can improve your chances of approval.

You should also budget for extra costs like legal fees, stamp duty and insurance. Check whether supports such as Help to Buy or the First Home Scheme could reduce upfront costs. Read on for more tips on applying for a mortgage. 

How do you improve your chances of approval when applying for a mortgage?

Applying for a mortgage isn’t just about having a deposit – mortgage providers will look closely at your financial habits before approving your application. Preparing in advance can make the process smoother and improve your chances of getting the amount you need. 

What do mortgage providers look for when assessing your application?

Mortgage providers review multiple factors to understand your financial position. They don’t set a fixed minimum account balance, but they do want to see responsible financial behaviour. They want to see that you can cover your everyday expenses and still save regularly, proving you can manage mortgage repayments comfortably.

A good practice is to put away an amount you can comfortably save each month while maintaining a level of funds in your current account to cover bills and daily expenses. Regular lodgements or transfers into a savings account are a great way to do this.

Many mortgage providers like to see that you can “simulate” mortgage repayments by saving an amount similar to your future monthly payment. Each mortgage provider has their own criteria for assessing mortgage applications.

Some things they might look at include:

• Income: Mortgage providers look at your annual income, and some may take bonuses and overtime into account. Some may also factor in rental income if you plan to rent out a room.
• Outstanding loans: If you have other loans or a high credit card balance, this may reduce the amount you can borrow or may affect your ability to get a mortgage. 
• Employment status: Are you in permanent employment, a short-term contract or on probation?
• Outgoings: Your other financial commitments, such as childcare, are taken into consideration.
• Money management: Mortgage providers review your bank statements to assess factors such as your ability to meet direct debits and standing orders, whether you use an overdraft facility regularly, and any evidence of excessive online gambling.
• Savings: Have you saved enough for your deposit?
• The amount: How much you want to borrow.

What documents do you need for a mortgage application?

You will need certain documents when you apply for a mortgage, these may include:

• Proof of identity: A current passport or Irish driver’s licence, proof of address (a utility bill or bank statement dated within the last 3 to 6 months) and proof of your Personal Public Service Number (PPSN) – e.g. from a Revenue document/payslip.
• Proof of income: Latest Employment Detail Summary from Revenue, payslips - most mortgage providers require last three months (or 4 if paid weekly), two years certified accounts if you’re self-employed.
• Evidence of how you manage your money: Such as current and savings account statements and credit card statements. Six months of account statements (sometimes three months if you’re switching mortgage).
• A salary certificate: This is issued by your employer.
• Bank statements: From your digital bank/fintech for the last six months.

What do mortgage providers expect you to get from your employer?

Your mortgage provider will usually require a salary certificate or confirmation of your employment status, income and contract type. If you’re on probation or have variable income, this can affect your application.

Should you go directly to the mortgage provider or use a mortgage broker?

When applying for a mortgage, you have two options:

Going directly to a mortgage provider

In this case, you deal directly with the provider and manage the process yourself.

Pros:

• Full control over communication and decisions
• No broker fees
• Straightforward if you already know which mortgage provider you want

Considerations:

• You’ll only be presented with that mortgage provider’s products
• You handle all paperwork and administration
• You won’t have access to advice on other mortgage providers' options

Using a mortgage broker

A mortgage broker acts on your behalf and manages much of the process, from gathering documents to submitting your application. Most brokers do not charge a fee because they earn commission from mortgage providers, but you should always confirm this upfront. 

In some complex cases, such as self-employed applications, buy-to-let mortgages or non-resident buyers, a broker may charge a fee, so check before you proceed.

Ask for the broker’s Terms of Business. This document explains any fees, the number of mortgage providers they work with and confirms that they are authorised by the Central Bank of Ireland.

What a mortgage broker does:

A mortgage broker collects all the documents you need, such as ID, payslips, bank statements and your salary certificate. They review and organise your paperwork into a complete application, submit it and present your financial position clearly. 

They also advise on mortgage providers and mortgage options that suit your needs, answer your questions and liaise with mortgage providers to save you time.

• Access to multiple mortgage providers and mortgage options
• Expert advice and guidance
• Saves time and reduces administration

• Some brokers charge a fee for complex cases
• Brokers may work with a set panel of mortgage providers, so check their list

Budgeting – figuring out how much you need to borrow

When you apply for a mortgage, one of the first steps is figuring out how much you need to borrow based on the property price, your deposit and any additional costs. 

Other costs you need to include in your budget

Beyond your deposit, you’ll need to cover legal fees for your solicitor, stamp duty (1% tax on the first €1 million of the property’s value), valuation, mortgage protection insurance and home insurance, all of which are mandatory. You may need a structural survey if the property is more than 100 years old. Costs vary, so do your research and shop around. Read on for more details on those costs.

For a detailed breakdown of costs, please go to understanding mortgages.

Do you have to buy insurance from your mortgage provider?

No, you can shop around for mortgage protection and home insurance. You are not obliged to buy these from your mortgage provider or mortgage broker. 

What financial supports are available for first-time buyers?

When applying for a mortgage, it’s important to check what government financial supports are available. These schemes can make buying a home more affordable.

• Help to Buy: Claim up to €30,000 or 10% of the property price from Deposit Interest Retention Tax (DIRT) – interest earned on savings and deposit accounts – and income tax paid over the last four years to help with your deposit for a new build or self-build. To qualify, the value of the property you’re buying must be less than €500,000. You must also take out a mortgage for at least 70% of the value of the property. 
• First Home Scheme: A shared equity scheme where the State and mortgage providers take a share in your home, providing up to 30% of the purchase price, but there are strict limits to property price and mortgage amounts.
• Local Authority Home Loan: A government-backed mortgage available to first-time buyers and eligible “Fresh Start” applicants who cannot get a mortgage from a bank or private lender. It is not a shared equity scheme, but rather a standard mortgage with fixed interest rates provided directly by your local authority, subject to income and property price limits. It can be used alongside the Help to Buy scheme if you meet the criteria for both.
• Local Authority Affordable Purchase Scheme: This scheme helps people on moderate incomes buy new homes at a reduced price. The local authority takes a percentage equity share in your home, equal to the discount you receive. You can buy back this share at any time, or it must be repaid if you sell the home or after 40 years. 
• Living City Initiative: Tax relief for buying and renovating property in designated urban areas. 
• Housing Adaptation Grant: Helps fund home modifications for people with disabilities or mobility issues. 
• SEAI Home Energy Grants: Grants to improve energy efficiency in your home.
• Vacant Property Refurbishment Grant: First‑time buyers or “fresh start” applicants planning to buy and renovate a vacant or derelict property can access the Vacant Property Refurbishment Grant, funded under the Croí Cónaithe (Towns) Fund, through their local authority. It provides up to €50,000 for refurbishing a vacant home (built before 2008 and vacant for at least 2 years). For truly derelict properties (structurally unsound or on the Derelict Sites Register), a top‑up of €20,000 is available – bringing the total to €70,000. This grant can be combined with the Local Authority Purchase and Renovation Loan (LAPR).

Choosing a solicitor

Choose a solicitor early to handle “conveyancing” – the legal process of transferring ownership. Your solicitor will confirm the seller’s right to sell and ensure the sale is valid. Your solicitor handles:

• Title and planning searches
• Funds transfer
• Paying stamp duty 
• Registering deeds

Solicitor fees vary, so get written quotes from several solicitors, and check what’s included, such as search fees and deed registration. We have created a Finding a solicitor checklist for you. 

You can use the Law Society's website to find a solicitor. If you want to make a complaint about your solicitor, you should visit the website of the Legal Service Regulatory Authority (LSRA).

Important checks before buying a property

Make sure your solicitor asks the seller’s solicitor about: 

• Probate status: If the property is part of someone’s estate (after a death), probate is the legal process that confirms the seller has the right to sell. Without probate completed, the sale can’t close.
• Radon risk: Radon is a radioactive gas that can cause lung cancer. Check the Environmental Protection Agency (EPA) Radon Map to check if the property is in a High Radon Area and ask for any radon test reports or remediation details.
• Flooding history: Past flooding can affect insurance and property value. Check the Office of Public Works (OPW) Flood map and ask if the property has ever flooded or had claims.
• Boundary issues: Make sure the boundaries on the ground match the title map. Disputes or unclear boundaries can delay or block a sale.
• Planning & building regulations: Confirm that any extensions, conversions or major works have proper planning permission and compliance certificates. Missing paperwork can cause big delays.
• Future development plans: Look at local authority development plans and planning applications for nearby land. New roads or housing could change traffic, views or property value.
• Road and laneway maintenance: Find out if access roads or laneways are public or private. If private, you may share responsibility for upkeep with neighbours.

Why use a structural surveyor?

Before you buy a property, it’s vital to carry out thorough checks and surveys. Structural survey fees may need to be factored into your budget, as many mortgage providers require a survey for properties over 100 years old or where the valuation raises concerns about condition. 

Even if your mortgage provider doesn’t require it, a structural survey is highly recommended for older homes. It can uncover hidden issues – such as structural defects or missing planning permission – and help protect your investment. Shop around and get your quotes from structural surveyors by email. 

The statutory Register of Building Surveyors is maintained by the Society of Chartered Surveyors Ireland (SCSI) under the Building Control Act 2007. The titles Building Surveyor and Quantity Surveyor are legally protected, and only those listed can use them. Check if a surveyor is registered here: Society of Chartered Surveyors Ireland (SCSI) Register.

Why missing planning permission can be a red flag for buyers

That attractive extension or widened driveway might look great, but if the seller never obtained planning permission, it can create serious delays and risks for you as a buyer.

What can go wrong?

• Sale delays: Your solicitor will need proof that all works comply with planning and building regulations. Missing paperwork often means the seller must apply for retention permission – a formal process to regularise unauthorised works. This can take weeks or even months.
• Mortgage issues: Lenders usually won’t release funds until compliance is confirmed, so your mortgage approval could be at risk. Mortgage approval is time‑limited (usually 6 to 12 months). If it lapses before you complete your purchase, you must reapply and the lender will reassess your finances.
• Future liability: If you buy without proper permissions, you could inherit the problem and face enforcement action or costly regularisation later.

When choosing a property, consider its BER rating 

A property’s Building Energy Rating (BER) can affect the mortgage options available to you. Homes with higher energy efficiency often qualify for green mortgage products, which can mean lower interest rates or cashback incentives. 

Conversely, a poor BER rating may limit these options and could result in higher borrowing costs. By law, estate agents and sellers must display the BER rating when advertising a property, so check this early. 

Factoring it in can help you make a more informed decision and potentially save money over the life of your mortgage. Visit the Sustainable Energy Authority of Ireland (SEAI) to find out more about BER ratings.

Estate agents

As a buyer, you don’t pay the estate agent’s fee, but keep in mind that the agent showing you the property works for the seller and represents their interests.

• Marketing property, managing offers
• Booking deposit process
• Legal obligations on offers

All estate agents, auctioneers, letting agents and property management agents must be licensed by the Property Services Regulatory Authority (PSRA) under the Property Services (Regulation) Act 2011. You can check if an agent is licensed by searching the PSRA Register of Licensed Property Service Providers.

Special cases: self-employed, contractors and pensions

Applying for a mortgage isn’t the same for everyone. If you’re self-employed, working on contracts, or have pension contributions that affect your income, lenders may ask for extra documentation. Learn what’s required and how to prepare so your application goes smoothly by going to our page on special cases. 

Next step

For the next step go to our negotiating property price and online bidding page.