Snagging Surveys in Ireland
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What shapes the price of snagging survey
- Snagging survey pricing in Ireland is normally fixed per property rather than hourly, because the surveyor knows roughly how long a house of a given size takes.
- What moves the figure: the floor area and number of rooms; whether the property is a house, duplex, or apartment; whether the surveyor must travel a long distance within or across a county; whether the report is a standard photographic schedule or a more detailed document with room-by-room annotation; whether a re-inspection is included after the builder carries out repairs; and how quickly you need the inspection done.
- Ask what is not included.
- A basic survey may cover the interior only, with the roof, attic, external groundworks, or boundary walls treated as extras.
- Some surveyors price a second visit separately, and some charge for a written follow-up letter if the builder disputes an item.
- Ask whether the fee covers the report, the photographs, and any correspondence, and get the scope in writing before you book.
How long snagging survey takes
A snagging survey of an average three-bedroom house usually takes between two and four hours on site, though a large detached home or an apartment block with common areas can take longer. The written report normally follows within a few days, sometimes within twenty-four hours if you need it urgently. What stretches the timeline: a property that is still being finished, so the surveyor cannot inspect completed work; access problems, such as keys not being available or the builder not allowing entry; a very large property or several units in one development; and the time of year, since December and the summer holiday period can slow report turnaround. If you are buying, book the inspection with enough room before your signing date. If you are inside the defects period, leave time for the builder to respond and for a re-inspection before that period closes.
What to ask before you hire
- 01Ask which professional body they are a member of, and ask for a letter of engagement that sets out the scope, the fee, and what the report will and will not cover.
- 02Ask how many snagging inspections they have carried out on comparable properties, and whether they have worked on this type of construction, such as timber frame, blockwork, or apartment schemes.
- 03Ask whether they inspect the attic, the roof, external drainage, and the boundaries, or whether those are outside their scope.
- 04Ask whether the report includes photographs and a room-by-room list you can give directly to the builder.
- 05Ask whether they will carry out a re-inspection after repairs and what that costs.
- 06Ask how they handle an item the builder refuses to fix, and whether they will put their findings in a letter you can use in correspondence.
- 07Ask for the report format in advance so you know what you are paying for.
Snagging survey guides
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Snagging surveys for new homes in Ireland
A snag list records defects in a newly built home before you close the sale, so the builder fixes them while they are still responsible. New estates in the Dublin commuter belt (Kildare, Meath, Wicklow, Louth), Cork, Galway and Limerick drive most demand, often with tight closing dates set by the developer. Buyers, including first-time buyers using Help to Buy, usually book a snag inspection once the solicitor says the house is ready, then a second visit to check repairs. When you post, give the address or estate, house type and size, the expected closing date, and whether you want a re-inspection included. Ask whether the inspector is a chartered engineer or registered building surveyor.
Common snagging jobs
- Snag list for a new-build house before closing
- Snagging survey for a new apartment
- Re-inspection after the builder's repairs
- Thermal imaging check for insulation gaps
- Check of windows, doors and seals
- Inspection of plumbing, heating and heat pump install
- Electrical fittings and sockets check
- Attic insulation and ventilation check
- External works, drainage and boundary check
- Snag report for a self-build or extension
Snagging survey questions people ask
What is the difference between a snagging survey and a structural survey?
A snagging survey lists visible defects and unfinished work in a new or recently completed home. A structural survey is a broader assessment of the building's condition, including movement, damp, and structural soundness. Snagging is about finishing quality and completeness. If you suspect a structural problem, ask the surveyor whether a structural engineer should also be engaged.
When should I arrange a snagging survey?
Arrange it once the builder has substantially completed the property but before you sign the final contract or close the sale. If you have already moved in, book it as early as possible inside the defects period. The earlier the inspection, the more time the builder has to correct items before that period ends.
How long does a snagging report take to arrive?
Most surveyors issue the report within a few days of the site visit, and some deliver it within twenty-four hours for an extra charge. The report is normally a written schedule with photographs, room by room. Ask for the expected turnaround in writing before you book, especially if you have a signing deadline.
Will the builder accept the snagging list?
Builders generally work from a written schedule of defects, so a clear, itemised report with photographs is easier for them to act on. Acceptance is a matter between you and the builder. Ask the surveyor whether they will correspond with the builder or provide a follow-up letter if an item is disputed.
Does a snagging survey cover the attic and roof?
It depends on the surveyor and the scope you agree. Some include the attic and roof where safe access exists, and some treat them as extras or exclude them. Ask before booking what is inspected, how the roof and attic are accessed, and whether external groundworks, drainage, and boundaries are included.
Can I book a snagging survey on an apartment?
Yes. Apartments are surveyed room by room like houses, and the inspection may also cover common areas, balconies, and external walls where access is available. Ask whether the fee covers common areas and whether the surveyor needs permission from the management company to inspect shared spaces.
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