Surveyors Journal

SURVEYORS JOURNAL V O LU M E 14 I S S U E 5

O CT O B E R 2024

IN THIS ISSUE SCSI HOUSING FORUM RENT CONTROL THE VALUE OF CHARTERSHIP

ENERGIESPRONG – A NEW APPROACH TO RETROFIT

CONTENTS NEWS PRESIDENT’S MESSAGE

EDITORIAL

FEATURE

FEATURE

n President’s message

4

n Editorial

5

n News

6

n Spreading the word of surveying

11

n Building support

12

n Building a better future

16

n Lost opportunity?

19

n Chartered value

22

n Taxes and townlands

24

n The great leap forward

26

n Surveying solo

29

n The last word

30

THE LAST WORD

SURVEYOR PROFILE

FEATURE

Society of Chartered Surveyors Ireland, 38 Merrion Square, Dublin 2.

Tel: Email: Web:

01-644 5500 info@scsi.ie www.scsi.ie

www.scsi.ie Views expressed by contributors or correspondents are not necessarily those of the Society of Chartered Surveyors Ireland or the publisher and neither the Society of Chartered Surveyors Ireland nor the publisher accept any responsibility for them.

This Journal supports sustainable forestry/forest management and is printed using vegetable-based environmentally friendly inks. Every mode of communication necessitates the consumption of energy and resources. It is crucial to consider the comprehensive effects throughout the lifecycle, including the production, storage, duplication,

transmission, printing, and disposal of this Journal.

These actions can potentially influence the economy, the environment, and society. The path towards a sustainable future entails making prudent decisions in communication to ensure its viability for the well-being of all.

Max Reilly Claire Solon John Vaudin

EDITORIAL BOARD

PUBLISHERS

Tom Dunne Shirley Coulter John Costello Muiris de Buitléir Majella Galvin Brian Gilson Ann-Marie Hardiman Eloise Heron Frank Harrington Patrick King Edward McAuley Paul Mooney Paul O'Grady Rowena Quinn Andrew Ramsey

Chairman CEO, SCSI Costello Commercial DNG Galvin Lisney Think Media Tailte Éireann Smith Harrington SCSI SCSI Benchmark Property Think Media Hunters Module Group

JLL Greystar Ireland Deloitte

Published on behalf of the Society of Chartered Surveyors Ireland by Think Media Editorial:

Design: Advertising:

Ann-Marie Hardiman Paul O’Grady Colm Quinn Rebecca Bohan Tony Byrne Paul O’Grady

LETTERS, COMMENTS AND ARTICLES WELCOME All submissions will be considered by the Editorial Board: editor@scsi.ie If you would prefer to receive the Surveyors Journal electronically, please email sustainability@scsi.ie.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

3

CHECK YOUR REBUILD COSTS THE CONSEQUENCES OF UNDERINSURANCE CAN BE CATASTROPHIC FOR HOMEOWNERS.

I

n August 2023, during Storm Antoni, I received

lesson and required use of her hard-earned savings to

a panicked call from my sister-in-law Yvonne

bridge the gap to reinstate her property.

that her home in Clontarf had flooded. That

The ‘average’ clause is the mechanism by which insurers

morning between 53mm and 62mm of rain had

reduce the amount they pay out in the event of any level

fallen in the area. This equates to around 25 days of rain,

of underinsurance. It is a very punitive mechanism. A

which fell in a nine-hour period. The water initially

simple example of how the average clause works is:

entered Yvonne’s property through the ground floor toilet and then through the front door. The flood waters had

n actual rebuilding cost of property is €200,000;

risen to about 500mm above finished floor level and she

n sum

had to be helped out of the property by the fire brigade.

When the flood waters receded, I was able meet Yvonne at the property. She was of the view that as there was a “small” amount of water for a “short” period of time in the property, and that she would simply be able to mop

insured

was

€100,000

–

property

is

underinsured; n a genuine claim for damage, covered under the policy, of €90,000 is made; and, n insurance company pay-out would only be €45,000 as the policy holder was 50% underinsured.

up and re-occupy the property. I had to inform her that when flood waters enter any property, it is essential that

Always make sure your building is insured for the correct

all elements touched by it are stripped out. If left, kitchen

rebuilding costs. The onus is solely on the policy holder

units will inevitably swell and warp, and plaster will fail.

to maintain an accurate sum of insurance.

It was a devastating reality check that she would be out

With the upcoming launch of the SCSI’s House Rebuild

of her property for a number of months.

Cost Calculator, it is a pertinent time for all members to ensure that their home is adequately insured, and to

Underinsured

remind family, friends and loved ones to do the same.

A further and worse realisation was to come, when she

You don’t even have to wait for your renewal: just check

discovered that due to hyperinflation of construction

against the rebuild calculator and update your insurance

costs, she was underinsured.

company. Any cost of increasing your cover is negligible

I recommended a competent loss assessor, Mr Trevor

against the penalty you will pay for underinsurance.

Kelly, a Chartered Building Surveyor from Insurance

Stand-alone, unique or protected properties should have

Claims Solutions who, along with his colleague John

full reinstatement cost assessments undertaken by a

Holland, were able to assist Yvonne through the process,

Chartered Building Surveyor or Chartered Quantity

and ensure that she had adequate representation while

Surveyor. A directory of members providing this service

engaging with her insurance company. This was a painful

is available at scsi.ie/calculator along with the calculator.

PRESIDENT’S MESSAGE Kevin Hollingsworth SCSI President

4

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

THE DILEMMA OF RENT CONTROL

HOUSE SALES DROPPING ACROSS EU The number of homes being sold dropped in 13 EU countries last year, with increases in just Denmark, Ireland, Poland and Cyprus.

THIS EDITION ADDRESSES ONE OF THE MORE CONTROVERSIAL ISSUES IN HOUSING POLICY.

H

Ireland

ousing continues to be an important challenge facing the State. Not

2021 | +22.2% 2022 | +7.7% 2023 | +0.6%

surprisingly, therefore, features and articles looking at aspects of housing appear frequently in the Surveyors Journal. Often written by surveyors, researchers and market practitioners with wide and deep experience of various aspects of the housing system, these articles

help fellow surveyors and policymakers understand the issues and the complexity of markets within the system. They also provide reliable market information, which should help insight. Many housing issues, however, are contested, and perhaps none

Cyprus 2021 | +17.2% 2022 | +27.4% 2023 | +31.0%

more so than rent control and the involvement of larger and institutional landlords in housing markets. These issues are often poorly understood and complex.

Arguments in favour of rent controls cite the necessity of helping vulnerable renters afford their accommodation. Also crucial is protection from eviction and homelessness in a market where accommodation is not only very highly priced, but can be very difficult to find. This can be particularly acute given the short time an evicted tenant has to find alternative accommodation where shortages exist, with a

Finland 2021 | +9.6% 2022 | -16.6% 2023 | -24.5%

consequence of the trauma of being without a home even for a short time. Arguments against cite longstanding economic research pointing to the damage done to supply, and suggest that such controls make the problem worse.

In this vein, the article by Colin Richardson, Head of Research at CBRE (page 19), looking at the opportunity cost of rent controls is a thought-provoking contribution to the discourse about rent controls and institutional investment. Noting that just

Austria 2021 | +5.7% 2022 | -17% 2023 | -26.4%

one forward-structured residential investment transaction has been originated in the Irish market since the start of 2023, he says that the key underlying reason for this is centred around Irish rent control policy. Colin says that in the context of interest rate cuts there is a need to assess this policy. Many would agree, and this article should help greatly to understand the issues involved.

EDITORIAL Tom Dunne Editor

Increase/decrease in house sales transactions in different EU countries Source: https://ec.europa.eu/eurostat/databrowser/view/prc_hpi_hsna/defaul t/table?lang=en.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

5

NOMINATE YOURSELF, A FELLOW MEMBER OR YOUR TEAM Nominations are now open for the 2024 Surveying Excellence Awards.

TheAwards recognise the significant contribution of surveying professionals to every stage of the life cycle of buildings. Nominate yourself, your team or another member for one of the awards including: Individual awards n Sustainable Champion Award n Elevate Award – Championing Women in Surveying n Young Surveyor of the Year Award Organisation or team awards n Community Development Award n Best Integrated Approach to a Project Award n Innovation Award Nominate yourself, your firm or your fellow members before the Academic Awards

closing date on October 24. The Awards will be presented at this year’s

n Undergraduate Dissertation Award

National Conference on November 20. Visit scsi.ie/awards to enter

n Postgraduate Dissertation Award

your nomination.

President’s Award for Outstanding Contribution

6

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

2024 SCSI/IRISH TIMES TENNIS TOURNAMENT

RESIDENTIAL VIEW

In August we launched our mid-year Residential Property Market Monitor.

The report shows that agent members expect national property prices to increase by an average of 4.5% over the next 12 months. This is up from the 1% increase agents forecast for 2024 back in January. The report also finds: n three out of four agents report low stock levels – almost half say the From left: Stephen Farrell, The Irish Times; winning team from Independent Valuations Rimi Ogato, Patrick Sheehan, Sarah Colville, and Myles Fleeton; SCSI President Kevin Hollingsworth; and runners up from Hooke & McDonald David Cantwell, Conor Steen, Avril Clare, and, Suzie Cantwell.

lack of supply is the main driver of price inflation; n over 80% of agents describe current residential property prices as expensive or very expensive; n 77% believe prices are increasing but will level off soon;

It was fantastic to have 10 teams take part in the SCSI/Irish Times Annual

n while agents say the number of buy-to-let properties coming to the

Tennis Tournament. Congratulations to the winning team from

market is continuing to increase, the rate of increase has declined

Independent Valuations and the runner-up team from Hooke & MacDonald.

significantly;

Our thanks to The Irish Times for their continued support of this event.

n the report includes affordability scenarios for Cork, Galway and three

MID-YEAR TENDER PRICE INDEX

n an average couple on a combined income of €107k who want to buy a

Leinster commuter belt counties; new three-bed semi and have the 10% deposit will afford to buy in only one of these locations; and, n in the two most expensive counties, Wicklow and Kildare, couples will still face shortfalls of €78,000 and €65,000, respectively.

Our thanks to the many members who completed the survey and submitted their industry perspectives. It is through your insights that our residential market monitors are possible.

NEXUS BALL 2024 The Nexus Ball is a firm favourite among our We were delighted to publish the latest Tender Price Index (TPI) at the end

young

professional

of July. The new TPI report shows that commercial construction tender

members, with over

prices increased by 1.5% in the first half of 2024.

170 in attendance at

The main issues that will continue to impact the market going forward are

last

year’s

sold-out

the introduction of Government levies on construction and demolition

event. This year’s ball is

waste disposal, labour costs, and high fuel costs. The SCSI continues to

taking place on Thursday, October 17, in the Radisson Blu Golden Lane,

emphasise the challenges these levies pose to viability as well as the need

Dublin. Join us for a great night of celebration and networking.

to look to opportunities in modern methods of construction (MMC) and

The Nexus Ball starts at 7.00pm with a drinks reception followed by a

new technologies.

three-course dinner, dancing and entertainment. Book your ticket now

Access the full report at scsi.ie.

at scsi.ie/calendar.

8

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

COGENT TAKES HOME THE TROPHY!

GET INVOLVED AND GROW YOUR CAREER

Make the most of your membership and grow your career with the SCSI. Whatever your career stage, take advantage of a variety of options designed to help you launch your career, become a leader and build a legacy.

The winning team from Cogent. Back row (from left): Brian McKeogh; Amalita Miranda; Audrey Murphy; Matthew Keane; Lauren Johnston; Gayle Foulds; and, Wan Qing See. Front row (from left): Natalie Foulds; Leo Wyer; Dean Johnston; James Mulhair (Captain); and, Dara Crowley.

MySCSI is both about growing your career and also using your experience

The annual Nexus Rugby tournament featured strong competition from

Getting involved can also contribute toward your annual CPD requirement.

12 teams. Our congratulations to the winning team from Cogent

Take a look at our new MySCSI page and online form to find the opportunity

Associates Ireland!

that fits your goals and priorities. Visit scsi.ie/getinvolved to get started.

10

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

and insights to shape your industry. By contributing your ideas, expertise and insights, you can help shape the future of the SCSI and the wider industry.

SPREADING THE WORD OF SURVEYING ENSURING A STEADY SUPPLY OF STUDENTS ONTO SURVEYING COURSES REQUIRES A RANGE OF APPROACHES, WORKING WITH MANY DIFFERENT PARTNERS.

A

“

s another school year is now well underway, thoughts return as

always to ensuring a strong continued pipeline of talent for our industry. When considering how to attract the next generation to careers in surveying, while ensuring diversity and a good mix of

skills, I often look for a ‘silver bullet’ – that one killer idea that will ensure a constant, steady flow of students into SCSI-accredited courses. The truth is that there’s no single solution. A blend of initiatives, including visits to third-level partners,

development of apprenticeships, social media campaigns, interaction with career

guidance teachers, and attendance at careers events nationwide are all essential parts of the SCSI’s strategy.

VISITING SECOND-LEVEL SCHOOLS IS CRUCIAL, AS STUDENTS WILL OFTEN MAKE CHOICES ABOUT THEIR FUTURE CAREERS DURING TRANSITION YEAR.

Visiting second-level schools is a crucial element, as students will often make

choices about their future careers during Transition Year. SCSI President Kevin

journey from Leaving Certificate, to studying in Dundalk and

Hollingsworth is collaborating with the education team and our Nexus Committee

the journey through his career to his current position as

to visit schools around the country and deliver a ‘day in the life’ presentation to help

Director of Omega Surveying Services. During visits the

raise awareness of careers in surveying. This will highlight the range of opportunities

President and a Nexus representative are co-presenting, so

available and the attractive prospects for graduates. As with our Space, Surveyors

that students get a perspective from both a recent graduate

and Students schools programme (https://5sdiscover.maynoothuniversity.ie/), some

and one of our industry’s leaders.

emphasis is being placed on visiting both girls’ schools and DEIS schools to help

In this way, we are helping students to consider careers not

raise awareness among these students about careers in surveying, and ultimately

just in relation to subject choice at Leaving Cert, but more

contribute to driving greater diversity in the industry into the future.

so in terms of what a career in surveying is really like and how their personal preferences, e.g., working in teams,

Sharing experiences

working alone, working in office, working on site, and so on,

As part of the collaboration between the President, Nexus and the education team,

might align best with a particular surveying pathway. This

we have redesigned the ‘day in the life’ presentation with a focus on sharing

gives students a deeper appreciation for the range of work

experiences. Nexus members have invested time in speaking about their experiences

available to them.

in the industry – how and why they chose surveying, what they do day to day, what

So while there is certainly no silver bullet when considering

they enjoy about it, and the type of person that may enjoy a career in surveying. This

how best to attract students to surveying, a sustained effort

ensures that when speaking to students, there is a piece from a recent graduate from

and regular interaction with school students in particular

each of our major pathways to charter. This is further augmented by information

is making a difference. During recent visits to our third-level

from our President on his own career, talking about the trajectory of his learning

partners, I was encouraged to see strong numbers, engaged students, and a marked improvement in gender

EDUCATION

balance, particularly on QS courses.

James Lonergan Director of Education and CPD, SCSI

generation and taking part in school visits, please contact me

If any member is interested in helping to inspire the next at james@education.ie and I’d be delighted to support you.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

11

BUILDING SUPPORT AS THE PROSPECT OF A GENERAL ELECTION LOOMS, THE HOUSING SPOKESPERSONS FOR THE SIX LARGEST PARTIES IN THE DÁIL JOINED THE SCSI AT ITS PRE-ELECTION FORUM IN THE FREEMASONS HALL TO DISCUSS THEIR PARTIES’ HOUSING POLICIES.

At the SCSI Pre-Election Forum on Housing and Construction were (from left): Claire Brock of Virgin Media who hosted the event; SCSI CEO Shirley Coulter; SCSI President Kevin Hollingsworth; Eoin Ó Broin TD, Sinn Féin; Senator Mary Fitzpatrick, Fianna Fáil; Senator John Cummins, Fine Gael; Francis Duffy TD, Green Party; Ivana Bacik TD, Labour; and, Cian O’Callaghan TD, Social Democrats.

N

o one knows for sure when the general election will be,

representatives from Fine Gael, Fianna Fáil, the Green Party, Sinn

but everyone knows housing will continue to dominate

Féin, Social Democrats and Labour set out what they would do about

the next Government. What Irish political parties differ

the housing crisis if they are part of the next Government.

on are the best ways to alleviate the current crisis. This

Labour leader Ivana Bacik spoke on behalf of her party, Senator John

issue brought them to the SCSI’s Pre-Election Forum on Housing and

Cummins spoke for Fine Gael, Francis Duffy TD attended for the Green

Construction in the Freemasons Hall on September 25, where

Party, Senator Mary Fitzpatrick represented Fianna Fail, Eoin Ó Broin TD spoke for Sinn Féin, and Cian O’Callaghan TD gave the Social

FEATURE

Democrats’ view.

Colm Quinn Senior Journalist, Think Media Ltd

discussion took place. To give an example of where the Government

12

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

Each party representative spoke to set out their stall before a panel parties differ in view from the opposition, Fine Gael’s John Cummins

SCSI President Kevin Hollingsworth welcomed a packed room to the event.

said that the Government’s schemes, such as the Help to Buy, are

Fine Gael

having an impact and helping people to buy homes, whereas Sinn

Senator John Cummins said that when Fine Gael first took power in

Féin’s Eoin Ó Broin said these schemes are inflationary and that

2011, the building sector had collapsed and fewer than 7,000 units per

supports should be provided at the beginning of the development

year were being built. He contrasted this to last year, where 32,000 units

process rather than at the end.

were completed.

Cummins said some people have an ideological position that State

Labour

delivery of homes is good and private delivery is bad: “My party believes

Labour leader Ivana Bacik spoke about the chronic lack of housing

that all housing units, delivered by whatever mechanism, have a

that is affecting all generations, and said: “The Government’s Housing

positive impact”.

For All policy, launched with great fanfare three years ago, is patently

It would be a mistake in Fine Gael’s view to remove the Help to Buy and

not working to deliver the homes that people need”.

First Home schemes, as Cummins stated they have helped to bridge

If in power, she said Labour would convert the Land Development

the gap to home ownership for many.

Agency (LDA) into a State construction company to deliver homes at

Many of the other speakers attacked the Government’s housing targets

the scale needed. This construction company would be able to

as too low, and Cummins said the Government would continue to review

subcontract to the private sector. She said we need to be building

these: “But targets alone will not deliver supply. It’s about giving you

50,000 homes per year for ten years.

and the sector certainty in relation to the schemes that have been

On the rental market, Bacik said we do not treat rental properties as

introduced over the last six years so that you can plan in a stable

homes but that we need to. If in power, Labour would give greater

environment in order to increase supply, which we all acknowledge

security to renters, implement a rent freeze, and provide quality of life

is key”.

measures such as the right to rent an unfurnished apartment.

Finally she said Labour would tackle what she called the “scourge of

Green Party

vacancy and dereliction” by introducing a greatly increased fund for

Green Party representative Francis Duffy said that we should be using

those who wish to retrofit and refurbish.

more timber in our construction in Ireland, and lamented that we are

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

13

The panel discussion in full swing. From left: Eoin Ó Broin TD, Sinn Féin; Senator John Cummins, Fine Gael; Francis Duffy TD, Green Party; Senator Mary Fitzpatrick, Fianna Fáil; Ivana Bacik TD, Labour; and, Cian O’Callaghan TD, Social Democrats.

behind Europe when it comes to embodied carbon targets. In terms of

we need to do next is stop talking down the sector, stop talking down

achievements of the Green Party while in Government, he said: “In

the incredible achievement that is being made, the fact that Ireland has

negotiations, I would have fought for 100% public housing on public

twice the construction pace of any other European country, the fact that

land. We legislated for that in Cork and Dublin. We tried to get Galway

more people are buying their home in Ireland than in any other country

and Limerick, but that’s what we got. The LDA originally were looking

in Europe. And we need to scale up, we need to build on what we’ve

to build 60% private housing on public land. We’ve changed that. So

already achieved”.

they’re now building 100% public housing on public land across the country, and they’ve come out and said they’re building 75% of that as

Sinn Féin

cost rental”.

Eoin Ó Broin said that Sinn Féin’s fully costed A Home of Your Own plan

Duffy said the current Government has built more houses than the

lays out what the party would do once in power. The plan is underpinned

previous two. He said retrofitting numbers are up at around 50,000 units

by three recommendations from the Report of the Housing

per year. He also noted that the Greens fought for the abolition of co-

Commission, he said. Firstly, that we need to build 300,000 homes over

living. In the context of the Multi-Unit Development Act, Francis said

the next five years. Secondly, that 20% of the housing stock should be

the Green Party is advocating for reform of that.

in State ownership. To do that, we need to double the amount of social/affordable homes that are built. Thirdly, there should be a reset

Fianna Fáil

of housing policy.

Mary Fitzpatrick said that tackling the housing crisis is a huge

There should be at least a doubling of investment by the State in the

challenge but that Fianna Fáil is a party of action on housing. With its

delivery of social and affordable homes according to Sinn Féin.

Government partners, it introduced Housing for All to increase the

Ó Broin said that on the private side the viability gap keeps getting wider:

supply and affordability of housing: “We’ve done that by supporting the

“We have to stop intervening as a State at the end of the development

delivery of private homes, social homes delivered by local authorities,

process cycle and instead intervene at the start, do far more to

approved housing bodies, and affordable homes”.

assist to activate private residential development, particularly higher

Politicians don’t build houses, Fitzpatrick said. They need to support

density development”.

the sector that does. She also mentioned the Help to Buy scheme,

On the private rental sector, Ó Broin said people are spending too long

which she said is helping people to buy homes: “Have we done enough?

in it and that it needs to be smaller as a percentage of total housing

Of course we haven’t. Do we need to do more? Yes, we do. And so what

stock, and much more stable.

14

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

From left: Claire Brock, Virgin Media; SCSI CEO Shirley Coulter; and, SCSI President Kevin Hollingsworth.

Social Democrats

affordable purchase, that essentially separates land costs and land values

Finally, Cian O’Callaghan of the Social Democrats spoke on the despair

from construction costs, and sells the house at the price of construction”.

he sees among people in their 20s/30s about never being able to move

Cummins said that Fine Gael differs from Sinn Féin and other

out of their parents’ houses. Renters are also petrified of receiving a

opposition parties in how you achieve affordability: “We believe that

life-upending eviction notice, he said.

supporting people to purchase their own home, homes that they can

The Social Democrats have a fully costed affordable housing plan

own outright, not at the leasehold option as proposed by Sinn Fein, is

coming out soon, and O’Callaghan thanked the SCSI for the data it

the better proposition”.

provides, which was helpful in costing this plan: “That plan will show

Bacik said Labour agrees with many of the Government schemes but

how we could build thousands of affordable purchase and affordable

wants to see them scaled up. She also said the Government needs to

rental homes each year to significantly increase supply”.

increase its housing targets above the figure they are at now (33,000 units

One idea O’Callaghan was keen to promote was affordable housing

per year): “We know that's far too low. The Housing Commission's report

zoning, which is used elsewhere in Europe. He said there have been

has said it's too low. Every other stakeholder and expert group has said

instances in the past where affordable housing was promised if land

it's too low. And indeed, just last week the Central Bank expressed doubt

was rezoned for development but then it was not delivered: “An

that the Government would even meet those targets”.

affordable housing zoning would be an effective measure to make sure

Fitzpatrick praised the success of Housing for All since it was launched

that in certain instances when land gets rezoned, rather than someone

in 2021: “115,000 new homes have been built. And for every three homes

getting a speculative uplift from that rezoning, that the price is kept

that have been built, one home has been a social or affordable home.

more affordable”.

So that's a demonstration that we as a country, we as a State, can actually deliver”.

Q&A

Duffy said the Green Party had helped to change Part V so that more social

In the Q&A, the parties discussed and debated housing further, and the

and affordable homes could be built: “Now 20% of all housing units

challenges to increasing supply and ensuring affordability. Ó Broin said

developed in the private sector have to be social and affordable”.

that at the moment the market is unable to provide new homes at an

O’Callaghan spoke of expanding the not-for-profit sector, which would be

affordable rate: “That's not the criticism, that's just the reality of the

crucial in hitting any increased housing targets: “If we're going to reach

numbers as they stack up. And that's why we set out in the housing plan

the 60,000 homes that we need a year, a good bit of heavy lifting is going

a very ambitious public affordable housing programme, including

to have to be done by an expanded not-for-profit sector”.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

15

BUILDING A BETTER FUTURE NEW TECHNOLOGY MEANS LANDLORDS AND OFFICE OCCUPIERS CAN MAKE MORE INFORMED DECISIONS AND MEASURE PROGRESS TOWARDS MORE ENERGY- AND CARBONEFFICIENT BUILDINGS.

T

rends within the office market are continually evolving to

landlords typically collected such information on a whole building basis,

keep pace with changes in occupier needs. For example,

but now occupiers are seeking it for the specific space they occupy.

the recent shift towards hybrid working has led to

At Hibernia, we have been measuring energy consumption in the

increased demand for smaller, flexible spaces, with

common areas of the buildings we own for some time as part of a policy

larger areas for collaboration and shorter lease lengths.

that has helped to control usage and reduce operational costs. When

Although some occupiers may take less overall square footage than was

occupiers realised this was possible and could deliver benefits, they

previously the case, the quality and functionality of that space has

asked if similar technology could be applied to their individual spaces.

become more critical than ever. To encourage employees back into the

In 2022, we introduced CoolPlanet’s operating system into our

office and to attract new staff, employers are enhancing their workplaces

commercial building portfolio. The product, developed by the Wicklow-

to make them more attractive and welcoming. They are also seeking to

based company, is a management platform that can monitor energy,

improve their sustainability credentials amid an increased desire among

waste, and water usage in both landlord-controlled and occupier-

employees to work for companies that prioritise their environmental,

controlled spaces. Bringing this data together facilitates the tracking of

social and governance (ESG) responsibilities.

Scope 1, 2 and 3 carbon emissions as well as helping to identify any

Many large organisations now have a ‘Green Team’ or ‘Sustainability Lead’

excessive usage. We have worked closely with CoolPlanet to develop

managing their ESG policies and delivering sustainable changes. These

online dashboards to ensure that the system is relevant and easy to

can be required to lead on initiatives such as eliminating single-use

operate (Figure 1), giving occupiers direct access to the data that applies

plastics, improving recycling practices, and promoting biodiversity within

to the spaces they occupy and allowing them to understand how they

the office, but may also be tasked with sustainability reporting

are using their offices.

responsibilities, and setting and meeting key targets or goals (which for

The platform also tracks carbon emissions reduction initiatives

many corporates is now a mandatory requirement, e.g., new EU legislation

against Hibernia’s net zero carbon trajectories for each

around ESG reporting for businesses), and for demonstrating their

asset and can identify reduction opportunities. This is

sustainability credentials to ESG-conscious clients and customers.

useful for demonstrating the decarbonisation journeys

Given the extent of what is involved and the fact that these employees are

of assets to potential lenders and buyers who now

likely to have other day-to-day responsibilities, a significant level of support

seek this as part of their due diligence processes.

or input may be necessary, and this is where an active landlord can assist.

Additionally, the data produced makes ESG reporting more accurate and transparent for

Measuring consumption

both us and our occupiers.

The rollout of new ESG reporting obligations has led to a greater demand for workplace operational data from office occupiers. In the past,

A collaborative approach Collaborating on ESG initiatives with

FEATURE

occupiers involves more than just energy

John Cairns Senior Asset Manager, Hibernia Real Estate Group

Hibernia meets occupiers to discuss

16

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

management. On a quarterly basis, ongoing sustainability measures within

Figure 1: Example of CoolPlanet dashboard.

our buildings. These meetings are used to provide operational updates,

specifically addressed how occupiers can improve their recycling rates.

as well as allowing occupiers an opportunity to share their own stories

A campaign was developed around this with communications and an

and initiatives, which in turn provide valuable insights for other

animated video circulated to occupiers.

occupiers to learn from and improve their own practices.

The sustainability badge on a building shows the standards to which it

A quarterly sustainability newsletter is also issued to occupiers to

was constructed and demonstrates whether best practices were

provide updates in a format that can be sent out to their colleagues in

implemented at the time of construction. This badge, however, does not

the wider company. Each edition features the highlights from the previous three months and focuses on a specific UN Sustainable Development Goal (SDG). The summer 2024 newsletter, for example, focused on SDG 12, Responsible Consumption and Production, and

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

17

with energy at a fixed rate for 10 to 15 years that is below the current market rate. It’s an effective and appealing option, but the payback period can be reached significantly quicker if the renewable energy source installation can be fully financed upfront.

2. High-yielding interventions in heating, ventilation and air conditioning (HVAC) systems Since 2022, Hibernia has been working closely with Symphony Energy, an Irish company that has implemented digital engineering technology in several or our buildings. Symphony’s technology uses both sensors and optimisation software to enhance the existing HVAC systems. Additional hardware such as sensors and motorised dampers are deployed alongside 1 Cumberland Place, Dublin.

Symphony’s patented algorithms to enhance cooling and heating loads

show how a building is operating post construction. In-use certification

based on real-time demand. This produces considerable energy, carbon

such as Leadership in Energy and Environmental Design for Operations

and cost savings for both occupiers and landlord, with a payback period of

and Maintenance (LEED O&M) assesses how a building operates day to

four to five years. Our collaborative approach to energy management and

day and considers energy consumption for the whole building, water

oversight has allowed us to put such interventions through the service

usage, waste generation, air quality, cleaning services, procurement of

charge for the building.

goods, and the commuting patterns of building users. Aided by occupier co-operation and the information provided by the CoolPlanet OS,

3. Capital expenditure

Hibernia has begun to introduce this certification into our existing stock

There is a very real risk that without significant investment, a larger portion

with two assets certified and three more in the process of being certified.

of office buildings will become ‘stranded assets’ and left in a position where they are unable to produce an income. To avoid this, building owners may

Supplier engagement

look to invest in various upgrade works that would fall outside of the typical

Engagement with suppliers is an essential part of an organisation’s

building service charge or sinking fund. This could include works such as

sustainability strategy and ESG reporting obligations. Understanding the

the renewal of the CAT A equipment or structural upgrades. We have many

impact of suppliers on an organisation’s overall emissions can be a

examples where we have invested in upgrades that have led to significant

challenging and complex task. At Hibernia, we have started to engage with

energy efficiency improvements and associated BER uplifts and new green

a large cohort of key suppliers involved in the operations of buildings such

building certifications, thus minimising the risk of our assets stranding.

as cleaning contractors, front-of-house staff, security personnel and others through a bespoke training programme on key aspects of

Benefits and savings

sustainability. The programme provides suppliers with an overall

The various initiatives introduced within the Hibernia portfolio have

understanding of sustainability and climate change, as well as information

resulted in a 62% reduction in Scope 1 and 2 emissions against the 2019

on how to measure their carbon footprint and develop oversight of their

baseline. Furthermore, there has been a 47% reduction in whole building

social impact and responsibilities.

energy use intensity across managed assets since our 2019 baseline. In total, 28 CoolPlanet OS energy and waste occupier dashboards have been

Energy reduction measures

rolled out in 2024 to date, allowing this number of portfolio occupiers to

While the majority of occupiers are enthusiastic about reducing energy

view their consumption and emissions.

usage and associated carbon emissions, they may only agree to invest in

Each of these initiatives has provided value to the occupiers in a monetary

new systems and technology if the financial benefit is likely to be realised

sense by reducing service charge costs, as well as providing enhanced data

within the lifespan of their lease. With average lease lengths shortening

sources, which makes their job easier, and reporting internally and

across the market, there is a smaller window of opportunity to put such

externally more efficient and impactful.

investments through a service charge. This raises the problem of split

In a recent survey commissioned by Hibernia and carried out by IPSOS

incentives, whereby the occupiers who are paying the energy bills are not

B&A, one occupier highlighted the positive impact of being able to see the

making the capital investment decisions. So how has Hibernia overcome

progression the sustainability team was achieving: “I don’t think it’s

this challenge?

something that every landlord would offer,” they said. “And if we were to leave this building to go elsewhere, we might not get the same.”

1. Power purchase agreements (PPAs) There are several parties that will commit to providing the capital

Further information on Hibernia’s initiatives is available in the

investment to install a renewable energy source, such as solar PV panels,

company’s 2024 ESG Progress Report, which can be found at

and charge the user for the energy produced. This can provide an asset

www.hiberniareg.com.

18

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

LOST OPPORTUNITY? THE OPPORTUNITY COST OF RENT CONTROL IS SOMETHING THAT NEEDS TO BE CONSIDERED BY GOVERNMENT.

€2.5 n the years 2018 to 2022, a total of €9.5 €2.0

billion was invested into the residential sector

in

investors.

Ireland The

by

institutional

majority

of

this

€bn

I

€3.0

€1.5

investment was made by investors based outside of Ireland, and indeed, many of the

€1.0

domestic institutional investors active during this period used internationally sourced finance.

€0.5

Of this €9.5 billion, more than €5 billon was deployed by investors acquiring assets in ‘forward structured’ transactions. The bulk of

€0.0 2018

these acquisitions were for private rental sector apartments in Dublin and the Greater Dublin Area. With an average of just over €1

2019

2020

2021

n Forward structured

2022

2023

2024 H1

n Stabilised

Figure 1: Irish residential investment volumes – forward vs stabilised.

billion of capital deployment per annum, and

taking ownership of the subject site in the first instance and then, after phased payments, taking

assuming an average unit cost of €500,000,

full ownership of the development on completion of construction (Figure 1). The primary example

these transactions were accounting for the

of this was German investor Union Investment forward funding 435 rental units with developer

supply of 2,000 new apartment units per year

Ballymore at 8th Lock in Rathbourne, west Dublin, in 2021.

and 10,000 units over the course of five years.

The majority of this investment was made

Fall-off in transactions

through ‘forward commitments’, a transaction

The extent of the investor interest in these types of transactions during this period meant that

structure in which an investor agrees to

domestic developers were able to move forward with planning and commencing the construction

purchase a development, typically at the early

of large-scale, modern, sustainable, and amenity-supported apartment developments throughout

or mid-construction stage, with the transaction

this period. The higher probability of a bulk exit sale reduced development risk significantly, while

then concluding at the end of construction.

the bulk sale mechanism also allowed developers to complete the disposal efficiently and to move

Separately,

large-scale

on to their next development project much more quickly. This resulted in a significant increase in

transactions were structured as ‘forward

the construction of private rental apartments that are still carrying through to completion today.

funds’, whereby institutional investors funded

However, since the start of 2023, just one forward structured residential investment transaction

the construction of apartment developments,

has been originated in the Irish market, and that transaction was largely a carryover from the

a

handful

of

previous year. Essentially, no new transactions of this type have been originated in the Irish

FEATURE Colin Richardson Director Head of Research & Consultancy, CBRE

market since 2022.

There are a number of reasons for this, including the sharp increase in the cost of capital and construction costs that occurred from 2022 onwards. However, the key underlying reason that has discouraged investment is centred around Irish rent control policy, which was adjusted again

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

19

Budget 2020 – increase in Commercial Stamp Duty to 7.5%

2016

2019

Introduction of the first ‘Rent Pressure Zones’ (RPZ) at 4%

RPZ amended to rate of HICP (July ‘21)

RPZs were initially due to remain in place until December 2024, but in May ‘24 the Government extended until December ‘25

2021

2024

Increase of Stamp Duty on bulk purchase of houses to 10%

RPZ amended to the lower of 2% or the rate of HICP (December ‘21)

Figure 2: Irish rent control policy timeline.

in December 2021, limiting annual rent

controlling potentially billions worth of

completions

increases to the lower of 2% per annum or the

investment into the Irish residential market

€15.1bn of funding is required (Figure 3).

rate of Harmonised Indices of Consumer

have centred on rent control, and its impact on

The State allocated €4bn per year under

Prices (HICP) (Figure 2). Equally as punitive

the viability of investing into Irish apartment

Housing for All through several different

and discouraging to investment is the fact that

development. Our conversations with these

initiatives on both the supply and demand

this rent control applies to the next letting of a

investors follow a similar theme and trajectory.

sides. Of course, the level of Government

property even at the end of the previous

Ireland’s

and

capital has been scaled up somewhat since

tenancy (unless the property is left vacant

demographic growth make it an incredibly

then, but regardless, if we are to reach 50,000

for 24 months). With these measures in

attractive place to invest. The fundamentals

to 60,000 new dwelling completions per

place, and considering the higher cost of

are positive, but unfortunately, investment into

annum, then clearly a significant funding gap

capital, underwriting these investments to

the residential sector is largely unviable with

exists. To have any hope of reaching these

meet

the rent control policy that is

standard

return

requirements

becomes unviable.

economic,

employment,

currently in place.

Of course, tenant protections in

Action needed on rent control

some form can be required in a

We have now seen two cuts to base interest

market that faces the challenges

rates by the European Central Bank (ECB) in the

that Dublin and much of Ireland

last four months, and clearly the market is

face. But fundamentally locking out

firmly on a path to a materially lower cost of

up to €1 billion of capital per annum

capital over the next 18 months. It is at this point

that could support the development

that we need to assess Irish rent control policy.

of thousands of apartments in a

Allowing some flexibility, particularly to rent

market that is so fundamentally

caps

undersupplied is not something we

on

newly

constructed

apartment

developments, could help to unlock a portion of

can afford to do.

supply that is currently locked out of the market.

Irish institutional property research

Through our work at CBRE, we regularly speak

has consistently highlighted the gap

with the largest institutional investors in

that exists in funding residential

Europe

their

development in Ireland. To reach the

investments in Ireland. Over the last two years,

initial National Planning Framework

our periodic discussions with decision-makers

objective of 50,000 new dwelling

20

and

North

America

on

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

per

annum,

approximately

€20

€18.5bn €15.1bn

Capital required (€bn)

€16

€11.7bn

€12 €8.5bn €8

€4

€0 30,000

40,000

50,000

60,000

Residential units per annum n International

n Domestic

n State

Figure 3: Residential development finance requirements.

targets, then a holistic approach to housing

rent freeze was lifted, and a 3% annual rent

Netherlands. New rent controls introduced

development, with both public and private

increase

an

under the Affordable Rent Act in July of this

capital playing a role, is required.

exemption put in place for private landlords,

year increased the number of rent-controlled

who could raise rents by up to 6% in order to

properties to 96% of the country’s entire

Scottish rent control

cover certain costs. In September 2023, the

rental market, the highest proportion of rent-

Scotland is a recent example of a country

Scottish Government confirmed that this rent

controlled homes in Europe per the OECD.

implementing rent control measures. The

cap and eviction moratorium would come to

The Act introduced a law that saw properties

Cost of Living (Tenant Protection) (Scotland)

an end in March 2024.

graded to determine the maximum rent a

Bill, which included a rent freeze and

Research from Propertymark (a Scottish

landlord can charge. The grading is based on

moratorium on evictions, was put in place

estate agent membership body) stated that

the official value, number and size of rooms,

from September 2022. From April 2023, the

“landlords in Scotland were increasing rents

design, energy efficiency and outdoor space.

between tenancies to cover their costs

This year, rent for social housing can

and anticipated costs due to a fear of

increase by a maximum of 5.8%, while

ongoing rent control legislation”. They

housing graded at over ‘143 points’ can

also highlighted that in the long term,

experience annual rent increases of at

these rent control measures would lead

most 5.5%.

to billions of pounds worth of investment

Notably, however, there are some exemptions

being lost.

to this regulation for developers who begin

The Scottish parliament is currently

construction of new rental properties before

reviewing a national Housing Bill that

2028. In these cases, landlords will be

was published in March of this year.

allowed to charge a surcharge on the

Reports suggest that the rent control

maximum rent cap for a period of 20 years.

policy within the Bill is being reviewed to

This is something worth noting in an Irish

ensure that it is less restrictive than

context. If the goal is to maintain a fair

initially outlined.

market for renters but also to continue to

was

allowable,

but

with

promote supply from all private sources, Dutch exemption for newly constructed

then perhaps a similar methodology is worth

developments

exploring in our market, giving an exemption

Another jurisdiction where rent control

to newly constructed development in order to

policy

reignite private rental apartment supply.

is

worth

analysing

is

the

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

21

CHARTERED VALUE BECOMING A CHARTERED SURVEYOR HAS REAL BENEFITS, INCLUDING IF YOU ARE PLANNING TO WORK ABROAD.

W

ith many property professionals having migrated and finding

A network of professionals

themselves working beyond the borders of their home countries in

Before arriving in Sydney, I was aware that

overseas real estate markets, becoming a chartered member of the

networking would be a crucial aspect for my

SCSI and RICS is more than just a formality – it is a strategic asset. This

professional success overseas, particularly in

article delves into why SCSI chartered membership is crucial for real estate professionals

the real estate sector, where relationships can

operating overseas, focusing on aspects such as global recognition, access to industry resources,

lead to new opportunities and collaborations.

networking opportunities, support and advocacy, commitment to continuing professional

SCSI membership opened doors to a vast

development (CPD), upholding ethical standards, and gaining local insights.

network of industry professionals, both within Ireland and internationally. This network

Global recognition and credibility

allowed me to gain local knowledge from

After months of travel across Southeast Asia, I arrived in Sydney to be greeted with beautiful sunshine and beaches, while also facing the daunting task of seeking job opportunities within the Sydney real estate market. Having become a chartered member of the SCSI after successful completion of the APC assessment, I was confident that the credibility of this qualification would provide a significant advantage when exploring new opportunities Down Under.

It became clear that the Australian real estate market is characterised by its own set of regulations and licensing requirements. Although I had yet to complete my real estate certifications locally, being a chartered member of the SCSI enhanced my credibility and signified adherence to the rigorous standards of the SCSI, which has a global reputation for maintaining high standards of professionalism.

Through discussions with many local real estate professionals, and through meeting Chartered Surveyors based locally in Sydney, it was apparent that chartership highlighted my experience and commitment to the high-quality standards set out by the Society. This helped to expand my network quickly within the market and was particularly important in building trust with clients and employers.

The Australian real estate market is distinct, characterised by its own set of market trends and economic conditions. However, the value of accessing industry resources is universal. SCSI membership provides access to a broad range of resources, including industry reports, best practice guidelines, and research materials. I was able to access comprehensive reports on global real estate trends, which can provide

FEATURE

context for understanding the Australian

Sean Miland Savills Australia & New Zealand

discussions with potential employers at the

22

market

and

helped

beginning of my journey.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

me

when

having

“

FOR OTHER PROPERTY PROFESSIONALS TRANSITIONING FROM IRELAND TO AUSTRALIA, SCSI CHARTERED MEMBERSHIP CAN ALSO HELP TO LEVERAGE YOUR KNOWLEDGE AND IS EVIDENCE OF YOUR INTERNATIONAL EXPERIENCE.

those experienced professionals based in

Australia, participating in ongoing CPD with

Get chartered

Australia. For those currently abroad or for

the SCSI has allowed me to stay updated on

For other property professionals transitioning

those thinking of joining the large community

global and local industry trends while also

from Ireland to Australia, SCSI chartered

in Australia, this networking can lead to

enjoying all the new experiences along the

membership can also help to leverage your

valuable connections and insights into

way. This commitment to ongoing learning

knowledge

different market approaches.

helps professionals like myself adapt to new

international experience. The ability to

challenges and refine their skills when

demonstrate chartership with a reputable

entering a new globalised market with ever-

organisation such as the SCSI provides

While continuing to learn the local markets in

changing economic conditions. Staying at the

evidence of your commitment to global

Sydney, the SCSI’s robust CPD programme

forefront of industry developments has

standards and practices. This can be

has also ensured that I am continuing my

allowed me to deliver high-quality services

particularly useful when seeking to position

professional growth. Even while working in

and maintain my competitive edge in the

yourself as a knowledgeable and experienced

Australian market.

professional in a new market. By highlighting

As I have previously mentioned, understanding

your SCSI affiliation, this differentiates you

the local market context is critical for success

from others in the Australian market and is a

in a new country. For all professionals working

huge bonus when seeking opportunities

in Australia, gaining insights into local industry

overseas and building your relationships

practices,

with clients.

Continuing to learn

regulatory

environments,

and

and

is

evidence

of

your

market conditions can provide a significant

In conclusion, for real estate professionals

advantage. SCSI membership can offer

working in Australia, chartered membership

guidance and support on these local aspects,

with the SCSI offers a range of significant

helping professionals to navigate all the

advantages.

complexities of the Australian market.

recognition and professional credibility, to

The network of SCSI and RICS members in

providing access to valuable resources,

Sydney includes connections with local

networking opportunities, and support, SCSI

industry experts and organisations that

chartered membership plays a crucial role in

provide you with valuable insights into the

navigating the complexities of working abroad.

Australian real estate sector. This support can

The commitment to CPD and gaining local

help professionals tailor their strategies to

insights further underscores the importance

meet local needs, comply with regulatory

of SCSI membership. As the real estate

requirements,

industry continues to evolve on a global scale,

and

effectively

manage

support

From

enhancing

provided

by

global

projects for clients. Leveraging these local

the

insights has allowed me to enhance my

organisations like the SCSI remains essential

professional

understanding of the market and improve my

for achieving success and maintaining high

ability to deliver successful outcomes through

standards of expertise and professionalism in

my work in Sydney.

international markets.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

23

TAXES AND TOWNLANDS THE FORMATION OF THE ORDNANCE SURVEY OF IRELAND IN 1824 WAS THE RESULT OF A DESIRE FOR TAX REFORM.

O

ver the past two centuries, the term ‘ordnance survey’ has become a byword for

which to base new valuations. Therefore, this

cartography in Ireland. However, from its foundation in 1824 onward, the Survey

new survey was not simply to be an aid, but a

(now Tailte Éireann and OSNI, respectively) has had a significant social and cultural

pressing

impact well outside its cartographic origins, being a constant presence during this

restructuring process.

and

crucial

element

in

the

island’s recent and often tumultuous history. Given all it has achieved during this period, it is easy

It was true that Ireland had repeatedly been

to overlook the events that led to its formation and to grasp the motivations of those who guided

subject to large mapping projects over the

this process. Accordingly, by understanding the Survey’s foundation in Ireland, we can view its

preceding centuries. Outside the private sector,

better-remembered milestones in a new light.

older surveys had usually supported the seizure of Gaelic and Catholic lands for new

The county cess

waves of Protestant British settlers. Such

Though now firmly associated with general map production, the Ordnance Survey’s initial

efforts had been conducted piecemeal over a

objective in Ireland aligned more with finances than cartography. Early 19th century Ireland’s

century and a half (stopping in 1703), with no

economy was dominated by agriculture. Most of its rapidly growing population lived on and

official homogenous cartographic resource

worked the land, and were subject to several taxes based on their holdings. One of the most

covering the island. None had recorded the

prominent was a ‘county cess’, paid on a townland basis to support local infrastructure and

labyrinth-like boundaries of Ireland’s 60,000

administration. In theory, this charge was proportional to the size and output of land held by

townlands, which would be the basis of any

each taxpayer. Unfortunately, by the 1820s, cess estimates had become grossly outdated. Many

changes to cess.

had been initially set in the 17th and 18th centuries, and no longer reflected the actual value of the land. Therefore, one townland might pay little or no cess, whereas their immediate neighbour would be excessively charged. In the words of one period commentator, the result was a “mass of clumsy partiality”.

This widespread inequality was not just a matter of concern but a pressing issue that needed immediate attention. Authorities recognised the cess problem as the source of significant public discontent and that it was fuelling broader support for the more topical Catholic Emancipation movement. As a result, many in Westminster feared that Ireland would soon be in open revolt and that the violence of the 1798 Rebellion would be repeated. Reform of cess was one way in which this scenario could be avoided.

The need for a survey Irish Westminster MPs repeatedly investigated the cess system during the 1810s. Their results showed that the existing approach was

FEATURE

unreasonable, based on archaic methods, and needed total revision. They concluded that any modifications would require support from an

Finnian O’Cionnaith Historian and author

24

accurate, island-wide mapping source on

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

Co. Donegal: specimen with hills engraved, Ordnance Survey of Ireland (c. 1857) (David Rumsey Map Collection, David Rumsey Map Centre, Stanford Libraries).

The MPs concluded that any cess reform would thus have to be

development. They firmly believed that while Colby was highly

preceded with a survey suitable for the task. However, who would be

competent, a military-style survey of Ireland would be unsuitable to

responsible for managing such a project remained unclear. The MPs

the cess question. The ordnance team had no experience recording

had no direct solution. Period Ireland had a well-established surveying

minor civil divisions that were required for change, such as townlands,

profession primarily tailored to the property industry. It also had a

and had limited their work in Britain (begun in the 1790s) primarily to

small group of experienced engineering surveyors, many of whom had

county boundaries. By contrast, Ireland’s private surveyors frequently

been extensively involved with more limited government surveys. If a

recorded townland bounds but were effectively blocked from the

champion of the Irish survey could be found, it would likely be among

project. A parliamentary committee was soon formed to decide how

these groups.

best to approach the Irish survey and what the ordnance’s role would be.

Division

Under the chairmanship of Thomas Spring Rice, MP for Limerick, the

Others with a stake in reform had different ideas. One was Richard

committee delved deep into Irish surveying, taxation and land use.

Wellesley, Lord Lieutenant of Ireland. In early 1824, he wrote a letter

Throughout, they sought to see what elements of the survey Colby and

to his brother Arthur, the Duke of Wellington, who at the time was

his men would suit best and if local Irish expertise could assist. Despite

Master of Ordnance to the British Army. Richard brought Wellington

some backlash from Wellington, they, with Colby’s support, agreed that

up to date with Ireland’s tax issues and assured him they could be

the Ordnance Survey would map Ireland to the organisation’s usual

resolved

if

suitable

mapping was available.

standards but would now include townland bounds once identified by local surveyors.

However, he had little faith in Ireland’s current

A new chapter

surveyors and requested

This new, combined project plan to create a six-inch-to-a-mile national

that Wellington deploy

series was the result of their collaborative efforts and compromises.

his

but

Colby’s presence would give the survey the reassuring military element

small

experienced

team

of

wanted by Wellington and Wellesley, while advice on townlands from

ordnance

surveyors.

local experts would ensure that the regional concerns of the MPs were

Wellington

moved

addressed. In this manner the new survey, commissioned in June 1824,

quickly, and soon plans

would start a new cartographic chapter for Ireland. This new age would

were underway to send

see the immense weight of Enlightenment scientific development

his men, under Major

deployed to the Irish countryside, charting its physical and human

Thomas Colby, across

landscape in a way never seen before. It is a legacy that we still live

the Irish Sea.

with to this day.

The MPs involved with reform

efforts

were

The Origin of Ireland’s Ordnance Survey, by Finnian O’Cionnaith, was

aghast

at

this

published in May 2024 by Four Courts Press.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

25

THE GREAT LEAP FORWARD ENERGIESPRONG IS A REVOLUTIONARY APPROACH TO WHOLE-HOUSE RETROFIT.

E

nergiesprong, which translates as ‘energy leap’, is an innovative approach to whole-house retrofit, first piloted in the Netherlands. It

is a set of standards that add up to a net zero energy home, with performance guaranteed for 30 years. This is typically achieved by:

n a new thermally efficient façade, which creates an airtight and insulated shell around an existing property; n rooftop solar PV, sized to generate as

much

energy

as

the

property

consumes; and, n an energy hub, with air or ground source heating and optional batteries, which enable the home to provide energy

How is Energiesprong different from standard retrofit?

services to the grid.

Homes are fully insulated using off-site manufactured wall and roof panels in conjunction with pre-assembled ‘energy pods’ – creating warmer, more desirable places to live that are

Energiesprong retrofits are funded with a

financed by energy and maintenance savings.

whole-life financing model, where the cost is

The Energiesprong standard focuses on creating desirable homes that people love to live in.

covered by energy savings and reduced home

Because an Energiesprong retrofit (or new build) has the very best energy standard available,

maintenance costs.

it uses the money that would normally be paid on energy bills and maintenance to pay for

To date, Energiesprong projects have been

the works.

completed in the Netherlands, UK, Germany,

The Energiesprong approach can do this while assuring that the cost of living does not go up,

Italy

because the standard guarantees real-life performance for both indoor comfort and energy

and

approach

France. has

also

The

Energiesprong

been

used

for

use for up to 40 years.

retrofit in New York State (RetrofitNY) and California (Realize).

What homes does it work on?

The Energiesprong approach can be used on a range of housing archetypes. Currently,

FEATURE

Energiesprong works primarily with the social housing sector to create initial volume. A

Krystyna Rawicz Managing Director, KRA Visionary Project Partners

energy cost from tenants, and on repairs and maintenance.

26

housing entity finances an Energiesprong retrofit (or new build) by combining savings on The Energiesprong approach to retrofitting and finance makes it more readily suitable to

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

Energiesprong UK – completed project of 10 houses in Nottingham.

“

scaling up in the social housing sector,

because landlords can accrue energy and maintenance savings over 30 years.

Technology innovations

ENERGIESPRONG IS A SET OF STANDARDS THAT ADD UP TO A NET ZERO ENERGY HOME, WITH PERFORMANCE GUARANTEED FOR 30 YEARS.

The Energiesprong approach combines three technology innovations: n off-site

construction:

creating

prefabricated façades and roofs off site at

Netherlands-based

building

service plan (similar to a phone bundle) with

a factory enables simple on-site work;

parts for Energiesprong retrofits have

an allowance for a guaranteed indoor

improved

of

temperature, plus an allowance for hot

measurement and drones to survey

construction by 75% and reduced waste

water per day and a power bundle for light

homes allows developers to take detailed

by

and appliances.

measurements, increasing the accuracy

sustainable construction!

n mass

and

customisation:

production

speed

manufacturing; and,

using

of

laser

90%.

the

The

factories

labour

productivity

approach

enhances

Because

off-site

the

Energiesprong

standard

guarantees the energy performance of the

How much does it cost?

house and is a real-life performance instead

n integrated components: consolidating

The objective is that tenants’ monthly

of a theoretical measure, the housing entity

solar electronics, a heat pump, battery

outgoings remain the same. The housing

can calculate how much the alternative would

storage and heat recovery ventilation into

entity benefits from the new income stream

cost if the tenant had to purchase this comfort

a single unit enables the home to

arising from energy savings to pay for the

level through the energy supplier. The housing

provide grid services as well, such as

retrofit over a number of decades. Tenants

entity then sets the energy plan according to

demand modulation.

pay the housing association an energy

that rate (or under it if it chooses to).

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

27

upfront and improve quality, but also to

“

focus on lifetime costs.

Can Energiesprong work in Ireland?

However, cost is not the sole, or even most

The

could

insulation upgrades. However, it creates a

important factor for people. Hassle and

contribute to solving one of Ireland’s major

net zero energy home in one step, which

aesthetics are at least as important. The

energy challenges by:

avoids later spending on a decarbonised

Prefabricated roofing with integrated rooflights being craned into position.

Energy pod used at the Nottingham project.

Because the housing entity’s new combined budget needs to cover the total cost of ownership over 30 or 40 years, it drives solution providers not only to lower costs

HOMES ARE FULLY INSULATED USING OFF-SITE MANUFACTURED WALL AND ROOF PANELS IN CONJUNCTION WITH PRE-ASSEMBLED ‘ENERGY PODS’ – CREATING WARMER, MORE DESIRABLE PLACES TO LIVE THAT ARE FINANCED BY ENERGY AND MAINTENANCE SAVINGS.

and in winter it draws energy from the grid.

Including batteries allows it to operate flexibly

n stimulating

in

the

construction sector to raise productivity.

and disconnect from the grid between 4.00pm and 7.00pm to avoid daily peak demand.

Energiesprong

approach

As Energiesprong is a novel approach to ‘whole house’ retrofit, its cost is currently higher than the more usual incremental

current policy approach does not take this

heat system and also avoids potential

into account. For large-scale retrofits to be a

n using new technology to permanently

desirable choice, they have to be seen as

lower the cost of retrofits, removing the

the future.

simple to do and enhance a home’s

need for subsidies;

Because

appearance, as well as being affordable.

innovation

n providing

approach

for

harnesses technology and construction innovation, its upfront cost is more likely to

home’s total energy demand by 80%. Solar

can be installed in as little as a day, more

fall rapidly through mass deployment and

commonly over a week;

economies of scale, in which case it will

n offering a large-scale heat solution for

the summer, the building exports electricity,

28

option

Energiesprong

householders – retrofits by this method

as the home consumes over a year. During

low-hassle

the

An average Energiesprong retrofit reduces a panels on the roof generate as much energy

a

spending on further efficiency measures in

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

Ireland; and,

become the cheapest deep-house retrofit option available.

SURVEYING SOLO FOLLOWING MANY YEARS AS AN EMPLOYEE, SABRINA MACKIN STRUCK OUT THIS YEAR AS A SELF-EMPLOYED CONSULTANT, A DECISION SHE IS DELIGHTED SHE MADE.

A

fter

several

corporate

life,

years

in

but right now, this is a good fit for me. That’s

enterprise offices, and it helps people who

Chartered

what I really like about it. You can ramp down

are setting up their own businesses. It was

Building Surveyor Sabrina

your days if you want. I started off working ten

invaluable in terms of knowledge and

Mackin decided to take some

days a month, and then I was needed for

support, tax and all of the practical things

time out. While doing this, the idea of starting

more. That’s the good thing about it. You can

about how to set up your business”.

her own business became more and more

be flexible”.

The Southside Partnership operates in the

appealing. She comes from a family of

One downside is that you have to set up

environs of Dún Laoghaire-Rathdown County

entrepreneurs, with both her father and

everything for yourself, such as your own

Council. For support in your area on setting

brother having successful businesses, and

pension, and work with an accountant to do

up a business, contact your local enterprise

says: “I was thinking: if they can do it, I can

your own payroll. However, Sabrina says this

office. See: www.localenterprise.ie.

do it”.

wouldn’t put her of: “All of that is certainly

Eight months ago, she set up as Clearpoint

complicated but the payoff is worth it”.

Consulting and is finding it a great fit for her: “I don’t have to fill out a timesheet. I don’t

Getting going

have to deal with HR. I can choose who I

When Sabrina started the business, fellow

work with”.

surveyors who she’d worked with over the

Work has been steadily coming in also: “For

years started giving her work: “Which I’m so

the past six months I have been lucky enough

thankful for. That gave me confidence that I

to have had a contract to provide development

wasn’t making a mistake. And then once I put

management services to a large investor. I

it on LinkedIn that I had set up this business,

have been engaged in four main projects: two

a previous client contacted me saying

in Dublin, one in Cork and one in Glasgow. My

they needed support, and I agreed to a six-

working day typically includes reading

month contract”.

technical information, attending calls with

Sabrina’s advice for anyone thinking of

the project teams and client, and attending

starting out on their own is to speak to friends

site meetings”.

and peers who’ve done it: “I spoke to a friend

Another thing Sabrina loves about self-

of mine who is a partner in a valuations

employment is the flexibility: “Maybe I will go

practice and she was amazing. She went

Personal profile

back into employment in a couple of years,

through everything she did and that gave me

Sabrina lives in Churchtown in Dublin but is

a good grounding”.

often on the go, she says: “I love travelling.

SURVEYOR PROFILE

Sabrina

recruitment consultant: “She was so helpful,

to visit the US national parks next. I

Colm Quinn Senior Journalist, Think Media Ltd

and she gave me the contact for the

always have a book on the go; I like

Southside Partnership, which is a not-for-

pathology thrillers”.

also

spoke

to

a

well-known

I went to Japan last year and I’m planning

profit that works in tandem with local

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024

29

BRIDGING THE DATA GAP PROFESSIONAL BODIES HAVE A VITAL ROLE IN BRINGING ACCURATE, INDEPENDENT DATA TO POLICYMAKERS IN THE PUBLIC INTEREST.

H

ow can we moderate the

Access to such data is vital to policy

joint SCSI/Trinity College Dublin ‘Building

influence of soundbites and

formulation. In addition to the uniqueness of

Homes: Apartment Construction Costs in

headlines on policy decisions?

SCSI reports, other data from official sources

Europe’ report. Drawing from the SCSI’s global

The advent of the ‘fact checker’

can take months, if not years, to be published,

network on the CEEC (a European organisation

in politics as a distinct job is

compared to the weeks from members’ desks

for cost consultants), comparable construction

just one sign. However, in many policy areas,

to policymakers’ hands. As in this report, the

cost data for building the same apartment in

the data is not readily available, and those

data underscores the necessity for tailored

multiple cities could be assessed for the first

offering it may have a vested interest in the

policy solutions to tackle housing affordability.

time. In addition to those insights, the report

policy they want – ‘policy-based research

Relevance and timeliness are part of what

highlighted the value of global standards (i.e.,

making’. Therefore, with the public interest

SCSI members provide to their clients and,

International Cost Management Standards)

core to their social contract, professional

through volunteering with the SCSI, to the

provided by professionals working on global

bodies can bridge an important divide in data

public. When the Cabinet discussed and

best practices.

and policy.

agreed changes to the Government’s rental

When seeking to understand the housing

In this context, the role of independent

policy in 2023, the SCSI’s research and the

crisis, the OECD met with the SCSI as part of

professional bodies like the SCSI in providing

Office of the Attorney General’s advice formed

its Economic Survey of Ireland to inform its

real expert data on relevant issues is vital to the

the Cabinet papers.

understanding as it developed international

Government, opposition parties, and the wider

Professional independence is often critical to

best

policymaker and regulatory environment.

moving the most emotive policy debates forward.

Additionally, the SCSI works with the Central

practice

policy

recommendations.

In the case of the Defective Concrete Block

Bank of Ireland to gather market data and

Independence and relevance

Remediation Scheme, the Minister described the

forecasts on the residential property market.

Take, for example, the SCSI’s Real Cost series.

role of the SCSI as critical in moving on from a

This requires the continued support of the

In the ‘Real Cost of New Housing Delivery’

political impasse. As a result of the SCSI’s

members—completing surveys, joining a

report, members provided data from 8,500

independent report on rebuilding costs, the

committee or expert group, or bringing case

housing units across 80 development sites.

scheme for homeowners was reviewed to

studies to our significant reports. The SCSI is

account for the actual construction costs.

grateful to all the members who have

THE LAST WORD Patrick King Director of Membership and Public Affairs, SCSI

30

volunteered their time and expertise to Global credibility

these ends. It doesn’t just build the

Our global standing as a professional body

profession’s reputation; it is an invaluable

provides policymakers with robust, comparable

contribution to the public good to promote

data. This was demonstrated recently in the

informed public debate.

SURVEYORS JOURNAL Volume 14, Issue 5, October 2024