Madam, - Most of the debates around stamp duty focus on reducing the cost of purchasing for the first-time buyer. What has not been considered is the potential for stamp duty to improve the energy efficiency standards of Irish homes.
Since January 2007 building energy ratings have been introduced for setting standards for energy efficiency for buildings. As for washing machines, the ratings range from A for very energy-efficient dwellings to G for the least efficient. Most standard Irish construction barely reaches a C rating.
One would think the new BER rating system would convince developers to improve their standards.
Wrong! Because of the slowdown in prices in the property market in recent months, many of the larger developers refuse to consider improving standards, as they impact slightly on their margins.
Buyers do not appear to be demanding higher standards, as they are not yet aware of the new rating system, so why would developers care?
I have even heard that some large developers are now even considering returning to electric heating systems due to the very low installation cost.
The running costs of such systems are, however, extremely high for both the purchaser and the planet.
There are two ways that developers can be forced to up their standards.
Purchasers must demand higher standards and stamp duty should be related to the building energy rating system. Reduce it for A-rated housing, but retain it even for first-time buyers for any standard below this. - Yours, etc,
PAT BARRY, MRIAI, North Circular Road, Dublin 7.
Madam, - I recently asked an American immigrant how he found his accommodation in one of the flagship Galway developments. "Substandard" was the reply. It was little surprise. Two of my friends make a good living armed with little more than a tube of Mastic, a vice grip and a small trowel.
Their business is patching up the many substandard properties in this town.
Your Dominic Coyle seems to believe that the market has been "undermined" by interest rate increases and uncertainty about stamp duty.
But I believe there are other fundamentals at play. One such is the growing recognition among punters that much of our housing stock is, fundamentally, not worth the money. - Yours, etc,
DENIS HEALY, Devon Park, Salthill, Galway.