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Use this checklist before you rely on FHS support
The First Home Scheme can be useful when your mortgage and deposit do not reach the price or build cost of a qualifying home. But it is not enough to simply be a first-time buyer and like a property. The scheme has several gates that need to line up at the same time.
This checklist is written for planning, not legal approval. Use it before paying booking deposits, signing contracts or assuming the FHS amount will be available at closing.
| Gate | What to check | Why it matters |
|---|---|---|
| Buyer status | First-time buyer or eligible Fresh Start applicant | If the applicant type is wrong, the rest of the calculation does not matter. |
| Age and residence | Applicant is an adult and the home will be a principal private residence | FHS is not designed for investment or holiday-home buying. |
| Participating lender | Mortgage approval comes from a lender that works with the scheme | The scheme sits beside the mortgage process; lender route matters. |
| Maximum mortgage position | You have borrowed the maximum available from the lender under its rules | FHS is a gap-filler, not a replacement for mortgage affordability. |
| Deposit | You can meet the required deposit contribution | The scheme does not remove the need for buyer funds. |
| Property route | New-build, self-build or qualifying tenant home purchase route | Ordinary second-hand purchases are not the same as qualifying FHS routes. |
| Price ceiling | The home is within the relevant local authority and route ceiling | An over-ceiling property can fail even if your income and mortgage look suitable. |
Step-by-step eligibility check
- Confirm your buyer route — first-time buyer, Fresh Start applicant, tenant purchaser or self-builder.
- Speak to a participating lender — get a realistic mortgage figure before calculating the FHS gap.
- Check your deposit position — savings, gifts, Help to Buy and site equity need to be treated correctly.
- Check the property route — new-build, self-build and tenant purchase have different documents and timing.
- Check the local authority ceiling — use the actual local authority area, not a rough county guess.
- Estimate the funding gap — only after the mortgage, deposit, route and ceiling checks are realistic.
- Get solicitor and lender confirmation — the final FHS customer contract and conditions must be reviewed before signing.
For a quick number check, use the First Home Scheme Calculator and the FHS Price Ceiling Lookup. Treat both as planning tools, not approval letters.
Common eligibility blockers
| Blocker | What usually goes wrong | What to do before applying |
|---|---|---|
| Wrong property route | The buyer assumes FHS covers any second-hand home | Check whether the property is new-build, self-build or a valid tenant purchase route. |
| Over the price ceiling | The home is above the local authority limit | Check the ceiling before making an offer or agreeing build cost assumptions. |
| Mortgage not maximised | The buyer uses an early rough figure instead of lender-approved capacity | Get lender approval and confirm whether the maximum borrowing requirement is satisfied. |
| Deposit confusion | Help to Buy, gifts, site value or savings are mixed together incorrectly | Ask the lender and solicitor how each funding source is treated. |
| Fresh Start misunderstanding | A previous owner assumes they qualify automatically | Read the Fresh Start guide and prepare supporting documents before relying on FHS. |
Worked example — eligibility is more than income
Sarah has mortgage approval for €310,000 and savings of €30,000. She wants to buy a new-build apartment for €365,000. On the surface, the gap is €25,000, so FHS looks useful.
| Check | Result |
|---|---|
| Buyer status | First-time buyer |
| Lender | Participating lender confirmed |
| Deposit | Above 10% when savings and allowed supports are counted correctly |
| Property route | New-build apartment |
| Local authority ceiling | Must be checked before the €25,000 gap is treated as FHS-supported |
If the local authority ceiling supports the apartment price, Sarah may continue the FHS process. If the apartment is above the ceiling, the funding gap does not matter because the property itself may fail the rule.
Eligibility checklist before you contact FHS
- Save your mortgage approval and confirm it is with a participating lender.
- Check whether you are a first-time buyer or a Fresh Start applicant.
- Confirm whether the property is new-build, tenant purchase or self-build.
- Use the local authority ceiling lookup for the exact property area and route.
- Estimate the FHS gap only after mortgage and deposit figures are realistic.
- Ask your solicitor to review any scheme/customer contract documents before signing.
- Read the equity share, service charges and redemption guides so you understand the long-term position.
Frequently asked questions
Is the First Home Scheme only for first-time buyers?
It is mainly designed for first-time buyers, but eligible Fresh Start applicants may also qualify in specific circumstances. Do not assume previous ownership automatically blocks or automatically qualifies you.
Can I use FHS if the property is above the local authority ceiling?
Generally, the property must be within the relevant local authority price ceiling for the property type and route. Check the official ceiling table and do not rely on county shorthand.
Do I need a participating lender?
Yes. FHS sits beside a mortgage approval process, so your lender route matters. Confirm participation before relying on a funding gap estimate.
Does Help to Buy prove I am eligible for FHS?
No. Help to Buy and FHS are separate schemes. Passing one test does not automatically mean you pass the other.
Can I use FHS for a normal second-hand home?
Standard FHS is not a general second-hand home support. The tenant home purchase route is separate and applies only in specific tenant-purchase situations.
Should I apply before I find a property?
You can learn the rules early, but the final FHS application depends on property details, lender approval, ceiling checks and solicitor documents. Treat early estimates as planning only.
Sources & references
Related calculators
Use these tools for the numbers behind this guide.