Property Clinic

What can we do about a constant hum from our neighbours’ heat pump?

We’ve been complaining for eight months now and nothing has changed

Tue Dec 03 2024 - 05:00

If I sell an inherited property, how do I calculate the tax owed?

I’m confused as to what the property valuation date should be when calculating capital gains tax

Tue Nov 26 2024 - 05:00

I don’t want my neighbour to install an air-con unit encroaching on my garden. What can I do?

I’m concerned about the noise the machine will make at night and that it will be an eyesore

Mon Nov 25 2024 - 06:00

First-time buyers: ‘Should we buy an apartment or a doer-upper?’

We live in a Dublin commuter town and there are not many homes coming up for sale

Tue Nov 19 2024 - 05:45

We’ve gone sale-agreed on a home with a moisture issue. Should we walk away?

Would it make sense to go ahead with the purchase and fix any issues as they arise?

Mon Nov 18 2024 - 06:00

Are owners in my estate’s management company using funds to ‘feather their own nest’?

They have spent a lot of money having the area around where they live replanted and mulched

Tue Nov 12 2024 - 05:30

The property management company has put a lock on the lift in my building. What can I do?

As a tenant, should I have access to a parking space attached to the building?

Mon Nov 11 2024 - 05:00

Why are we getting condensation on our new triple-glazed windows?

We didn’t expect this issue as we also have a mechanical ventilation heat recovery system

Tue Nov 05 2024 - 05:30

We haven’t bought a house in 35 years. How should we go about downsizing?

What do we need to know as we look for a new house and get ready to sell our current one?

Mon Nov 04 2024 - 06:00

We don’t qualify for retrofitting grants to convert a garage for a relative. What can we do on a budget?

Our family member relies on disability benefit, so ensuring the conversion is energy efficient is a priority

Tue Oct 29 2024 - 05:45

Is it better for my tax bill if my parents transfer their house to me now rather than in their will?

Would it be categorised as a ‘gift’ and would tax be charged accordingly?

Tue Oct 22 2024 - 05:30

Could we insulate the attic ourselves to save money this winter?

It gets close to the correct temperature on the ground floor of our home, but upstairs is often too hot or too cold

Mon Oct 21 2024 - 05:45

I rent out a property for €1,400 a month. Can I raise it to €2,300 after making energy upgrades?

I rent out a property for €1,400 a month. The open-market rent would be about €2,300

Tue Oct 15 2024 - 07:00

Boundary issues: who is responsible for my shared fence?

How do we work out cost and the type of fencing we choose when they need to be replaced?

Mon Oct 14 2024 - 05:30

I bought two semidetached houses for €550,000 last year, I’m selling one, will I be liable for capital gains tax?

Will I have to pay CGT given that I have not made a gain on my initial outlay for the two properties?

Fri Oct 11 2024 - 05:45

Apartment block leaks: Is it always up to the management company to cover repairs?

If the lease says the OMC is responsible for repairs but people do not wish to pay for other’s leaks, can we vote against it?

Tue Oct 08 2024 - 05:45

Our house is still cold after installing external insulation. What can we do?

There’s a black damp developing on the walls and ceiling in the bathroom

Tue Oct 01 2024 - 05:45

Who is responsible for repairing sewerage pipe damage affecting our houses?

Both Irish Water and the local council claim it is a private matter

Mon Sept 30 2024 - 05:30

Who is responsible for leak damage from the apartment above?

The building’s management company refuses to disclose contact details of the upstairs property owners due to GDPR rules

Tue Sept 24 2024 - 05:30

Our son’s family needs more space. Would it be costly to swap houses with them?

What legal and tax implications would be involved if our son took ownership of our larger house?

Mon Sept 23 2024 - 05:30

How should I convert my flat roof to satisfy my insurance company?

I’ve grown so jaded of struggling to get insurance that I’ve decided to convert the flat portion into a pitched roof

Wed Sept 18 2024 - 05:30

Should I buy neighbouring property even if it doesn’t have correct planning permission?

Former office premises have been rented out as residential accommodation without changing use

Mon Sept 16 2024 - 05:30

My apartment is costing me a fortune to heat. What can I do?

Property Clinic: While apartments were historically considered more energy efficient than individual houses, many older units are now in need of an upgrade

Tue Sept 10 2024 - 05:30

Housing shortage: Not making a will leaves thousands of vacant homes in limbo

More than 27,000 properties in the State are vacant because their former residents have died

Tue Sept 03 2024 - 06:00

My apartment has been badly damaged by leaks. Who is responsible for repairs of €6,000 per room?

Property Clinic: The water damage is significant and will cost thousands to repair

Tue Sept 03 2024 - 05:30

Surely our neighbours are responsible for maintaining their old and dangerous oak tree?

There are lots of weak, spindly branches overhanging our garden

Mon Sept 02 2024 - 05:30

Storage or central heating – which is more expensive to upgrade to air-to-water pump system?

We are interested in two properties, but which one would cost more to upgrade?

Tue Aug 27 2024 - 05:45

Should we sell our home before we buy a new one to downsize to?

What can we do to make sure there aren’t unnecessary delays in the process?

Mon Aug 26 2024 - 05:45

Will my daughter be liable for inheritance tax if she sells my home when I’m gone?

The home is large and the expenses of maintaining the house after my death will not make sense

Wed Jul 17 2024 - 05:30

How can I find out about an owners’ management company before I buy an apartment?

Is it my solicitor’s responsibility to seek information on how the complex is run?

Tue Jul 16 2024 - 05:45

Can I make a claim to own the strip of land behind my house?

A native hedgerow was removed and the GAA club behind us now uses the land

Tue Jul 02 2024 - 05:00

We want to sell but my tenant has offered a 40% rent increase if they can stay. What can I do?

We have decided to sell the house because it’s not economically viable to be a landlord

Mon Jul 01 2024 - 05:45

When do we have to start paying tax on the trust set up by our late father?

My father left property assets in a discretionary family trust set up during his lifetime

Tue Jun 25 2024 - 06:00

How do we go about buying our first home?

So far we’ve managed to save about half of the 10 per cent deposit we’ll need to buy a small house

Mon Jun 24 2024 - 06:00