If you're buying a new build home in Ireland, a professional snagging inspection is one of the most important steps before handover. This comprehensive guide covers everything you need to know about the snagging process in Ireland.
What is a Snagging Inspection?
A snagging inspection (sometimes called a snag list or punch list) is a detailed survey of a new build property to identify defects, unfinished work, or items that don't meet building standards. The inspection typically happens before the final handover from the builder to the buyer.
Think of it as a quality control check — you're ensuring the property you paid for has been built to the agreed specification and meets Irish building regulations.
Why is Snagging Important in Ireland?
The Irish construction industry has seen significant quality improvements since the introduction of BC(A)R (Building Control Amendment Regulations) in 2014. However, even with stricter oversight, defects are still common in new builds.
Common issues found during Irish snagging inspections include:
- Plasterwork defects — cracks, uneven surfaces, poor finishing
- Paint issues — missed spots, uneven coverage, incorrect colours
- Door and window problems — poor sealing, misalignment, damaged hardware
- Flooring defects — uneven tiles, gaps, scratches
- External works — incomplete landscaping, drainage issues, unfinished paths
A thorough snagging inspection gives you leverage to have these issues fixed before you complete the purchase.
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When Should You Get a Snagging Inspection?
The ideal timing depends on your purchase contract, but generally:
- Before signing off — Schedule the inspection before you sign any completion documents
- Allow for fixes — Give the builder at least 2-3 weeks to address identified snags
- Re-inspection — Consider a follow-up inspection to verify all snags have been properly addressed
Many Irish buyers make the mistake of waiting until after handover. By then, you've lost significant negotiating power with the builder.
What to Expect From a Professional Snagging Surveyor
A professional snagger (often an architect, engineer, or qualified building surveyor) will:
- Conduct a systematic room-by-room inspection
- Use specialist tools (spirit levels, moisture meters, borescopes)
- Document all defects with photographs
- Provide a detailed written report
- Grade defects by severity
- Offer guidance on which issues need immediate attention
The inspection typically takes 2-4 hours for a standard 3-bed semi-detached house and longer for larger properties.
How Much Does Snagging Cost in Ireland?
Snagging inspection costs in Ireland typically range from:
| Property Type | Typical Cost |
|---|---|
| 1-2 bed apartment | €190 - €220 |
| 3-bed semi/terrace | €210 - €250 |
| 4-bed detached | €245 - €280 |
| 5+ bed / large properties | €280+ |
Re-inspection fees are typically €90 - €140 extra.
While this might seem like an additional expense, consider that addressing defects after handover can cost significantly more — and you'll be paying out of your own pocket.
DIY Snagging vs. Professional Inspection
You can certainly conduct your own snagging inspection, but there are trade-offs:
DIY Snagging:
- ✅ Free (apart from your time)
- ✅ Good for obvious cosmetic issues
- ❌ May miss structural or technical defects
- ❌ Less credibility with builders
- ❌ Time-consuming and stressful
Professional Snagging:
- ✅ Thorough and systematic approach
- ✅ Experience spotting hidden defects
- ✅ Professional report carries more weight
- ✅ Peace of mind
- ❌ Additional cost
For most buyers, the peace of mind and professional credibility make a professional inspection worthwhile.
What Happens After the Inspection?
Once you have your snag list:
- Submit to the builder — Provide the full report to the builder's customer care team
- Set a deadline — Agree on a timeline for addressing each issue
- Track progress — Monitor which items have been completed
- Reinspect — Verify all work has been completed satisfactorily
- Sign off — Only complete the handover when you're satisfied
Keep records of all communications with the builder — this documentation is important if disputes arise later.
Common Mistakes to Avoid
- Rushing the inspection — Don't let pressure from the builder or your own excitement lead to a cursory inspection
- Ignoring "minor" issues — Small defects can indicate larger problems
- Not photographing everything — Visual evidence is crucial
- Accepting verbal promises — Get all commitments in writing
- Signing before snags are fixed — Once you've signed, your leverage decreases significantly
Conclusion
A professional snagging inspection is a small investment that can save you significant money and stress in the long run. Whether you're buying your first home or your fifth, take the time to ensure your new build meets the quality standards you're paying for.
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