Construction Accounting, eRCT Portal Management & Financial Control
Running a construction or property development business in Ireland demands tight financial management. From managing project cash flows, WIP valuations, and retentions to keeping up with Revenue's eRCT notifications, Reverse Charge VAT, and 0% rate clearance audits—TAS Consulting provides total financial control for main contractors, trades, and developers across Ireland.
Why Specialized Construction Accounting Matters in Ireland
Standard accounting methods simply don't fit the construction sector. Construction projects involve long delivery timelines, complex stage payments, retentions, fluctuating raw material costs, and strict statutory tax frameworks set by Irish Revenue. Failing to track Work In Progress (WIP) or missing pre-work eRCT notifications can quickly lead to severe penalties or unexpected cash crunches.
Under Irish tax law, principal contractors are legally required to notify Revenue via the ROS eRCT system before starting any site contract and before making any payments to sub-contractors. Furthermore, Section 16(1) of the VAT Consolidation Act 2010 mandates Reverse Charge VAT on construction operations, shifting VAT accounting entirely onto the principal contractor. TAS Consulting provides integrated accounting, job costing, eRCT administration, and Revenue audit defence so you can focus on building.
Specialized Construction & Subcontractor Services
Custom accountancy, job costing, eRCT administration, and tax filing structures designed specifically for principal contractors, trade sub-contractors, and developers in Ireland:
Real-Time Job Costing & WIP Accounting
Accurately calculating Work In Progress (WIP), accrued revenue, stage valuations, retentions, and actual margin against estimate for every active site across your portfolio.
0% RCT Rate Clearance Reviews
Conducting full tax compliance audits and applying to Revenue for 0% RCT rate status for sub-contractors, preventing automatic 20% or 35% tax withholdings on hard-earned contract payouts.
Reverse Charge VAT Accounting
Correctly applying Section 16(1) VAT Reverse Charge rules where principal contractors account for VAT directly to Revenue, avoiding double taxation and invalid VAT input claims.
Payment Authorisations & Form C30s
Filing instant eRCT Payment Notifications before processing sub-contractor invoices and delivering monthly Deduction Summary Certificates (Form C30) to reconcile withholdings cleanly.
Subcontractor vs Employee Audits
Reviewing sub-contractor arrangements under Revenue's Code of Practice for Determining Employment Status to protect developers and builders from retrospective PAYE/PRSI liabilities.
RCT Rate Appeals & Penalty Defence
Challenging sudden 20% or 35% rate determinations caused by missed tax returns or administrative oversights, rapidly negotiating reinstatement of favorable 0% or 20% RCT rates with Revenue.
Main Contractor Managed Service
End-to-end administration for large developers and general contractors—managing site contract notifications, sub-contractor verifications, payment approvals, and monthly Revenue filings effortlessly.
Subcontractor Tax Offsets & Refunds
Offsetting RCT withheld (at 20% or 35%) against corporation tax, VAT, or PAYE/PRSI employer liabilities, or claiming interim tax refunds directly into your business bank account.
Cross-Border & Overseas Subcontractors
Guiding UK and international construction firms entering the Irish market through Irish Tax Registration, CSTR numbers, eRCT setup, double tax treaties, and temporary RCT clearances.
Irish Revenue eRCT Directives & Compliance Mechanics
Operating in the construction sector requires strict alignment with Irish statutory tax rules. Understanding these four core mechanics prevents severe non-compliance penalties:
The 3-Tier eRCT Tax Deduction Rates Sec 530 TCA
Revenue automatically assigns sub-contractors one of three RCT rates based on tax history: **0%** for compliant contractors with a clean 3-year record; **20%** for standard compliant contractors; or **35%** for non-compliant, unverified, or unregistered trade entities. Tax withheld is credited directly to the sub-contractor’s ROS account.
Mandatory Site Contract Notification
Before work begins on any construction project in Ireland, the principal contractor MUST register the contract through ROS. Failing to notify Revenue prior to commencement incurs statutory penalties up to 35% of the total contract value plus daily interest charges.
VAT Reverse Charge Mechanism
Under Section 16(1) of the VAT Consolidation Act 2010, when construction services are subject to RCT, sub-contractors do NOT charge VAT on their invoices. Instead, the principal contractor self-accounts for VAT (normally 13.5%) in Box T1 of their VAT3 return while claiming input credit in Box T2 if eligible.
C30 Deduction Summary Reconciliation
At the end of each monthly tax period, Revenue issues an electronic Deduction Summary Certificate (Form C30). Principal contractors must review, amend if necessary, and confirm details by the 23rd of the following month to establish legal tax deduction balances.
Tailored Construction & Trade Sector Units
Customized accounting, tax compliance, and payroll structures specifically engineered for the unique demands of Ireland's core construction sectors.
Commercial & Residential Builders
End-to-end accounting, job costing, eRCT management, and Reverse Charge VAT compliance for general contractors, residential housebuilders, and fit-out specialists across Ireland.
Specialist Trade Subcontractors
Dedicated accounting for electricians, plumbers, carpenters, bricklayers, plasterers, and groundworkers—focused on securing and maintaining 0% RCT rates to safeguard cash flow.
Civil Engineering & Infrastructure
Complex job costing, plant hire equipment depreciation, heavy machinery fleet management, and multi-site project accounting for civil engineering contractors.
Property Developers & SPVs
Special Purpose Vehicle (SPV) accounting, development finance drawdown reporting, site acquisition tax structuring, and investor reporting for property developers.
Our 4-Step Onboarding Process
A structured, step-by-step advisory roadmap designed to take complete control of your construction accounting and eRCT filings:
Site & ROS Audit
We review active site contracts, check sub-contractor ROS status, audit current RCT withholding rates, and inspect previous C30 filings for errors.
eRCT & Job Cost Setup
We register mandatory Site Contract Notifications on ROS prior to site work commencing and configure cloud job costing tools (Xero/Dext/Buildertrend).
Payment & VAT Processing
We issue instant eRCT Payment Authorisations before invoices are settled, apply Reverse Charge VAT correctly, and track stage claims & retentions.
C30 Filings & 0% Reviews
We confirm monthly C30 Deduction Summaries with Revenue, offset RCT tax credits against liabilities, and appeal rate hikes to preserve 0% status.
Frequently Asked Questions
Why do construction businesses need a specialist construction accountant?
Standard accounting practices fail to capture the nuances of construction finance in Ireland. Construction accountants understand complex project stage payments, retention money, Work In Progress (WIP) valuations, eRCT site notifications on ROS, and Section 16(1) Reverse Charge VAT rules. A specialist ensures your cash flow stays healthy, your project margins are accurately tracked, and Revenue compliance is guaranteed.
How does Reverse Charge VAT work for construction sub-contractors?
Under Section 16(1) of the Value Added Tax Consolidation Act 2010, construction services subject to RCT are also subject to Reverse Charge VAT. The sub-contractor issues an invoice without charging VAT, adding the notation: "VAT on this supply to be accounted for by the Principal Contractor under Reverse Charge." The principal contractor self-accounts for VAT (normally 13.5%) in Box T1 of their VAT3 return while simultaneously claiming input credit in Box T2 if eligible.
How can a sub-contractor move from 20% or 35% RCT down to 0%?
To qualify for a 0% RCT deduction rate under Section 530 TCA, a sub-contractor must demonstrate an impeccable tax compliance record over the preceding 3 years. This includes timely filing of Income Tax, Corporation Tax, VAT, and PAYE returns, as well as paying all taxes on time. TAS Consulting performs compliance audits and submits formal rate review applications directly to Revenue to restore 0% gross status.
What happens if a principal contractor fails to submit an eRCT Site Notification?
Failing to notify Revenue of a new site contract on ROS before work starts is a major breach under Irish tax law. Revenue can impose statutory penalties of up to 35% of the total payment value made under the contract, plus daily interest charges. Furthermore, unnotified payments cannot be processed legally, leaving the contractor vulnerable to intensive Revenue audits.
How are retention payments accounted for under Irish tax law?
Retentions (typically 5% to 10% withheld until project practical completion and defect liability periods end) must be carefully accounted for. Under standard Irish construction accounting, revenue recognition on retentions should align with contract terms, and Reverse Charge VAT/RCT is applied only when the retention payment is actually authorized and paid via ROS.
Contact Us
Office Address
Unit 80, Cherry Orchard Business Park, D10NX96, Dublin 10, Ireland
Working Hours
Monday to Friday: 0800 hours – 1700 hours
Saturday & Sunday: Closed
Email or Call Us
Email: moh@tasconsulting.ie
Mobile: +353 85 1477625