New-build snagging
Snag list for new-build homes
A room-by-room inspection of your new house, documented with photos, before you complete.
Independent new-build snagging surveys in every county in Ireland, from €200. Two to four hours on site, snag list delivered the same day, and a de-snag revisit when the builder is finished.
What is checked
Every area of the house, inside and out
Outside
- Brickwork, render and paint finishes
- Gutters, downpipes and where they discharge
- Drains, manholes and ground levels
- Driveway, paths and boundary walls
Roof and attic
- Tiles, ridge, flashing and rooflights
- Felt, ventilation and the eaves
- Insulation depth and coverage
- Firewall between adjoining units
Windows and doors
- Opening, closing and locking on every unit
- Seals, sealant and thresholds
- Glazing marks, scratches and misted units
- Frames square and made good to the wall
Rooms
- Walls, ceilings and paint finish
- Floors level and laid without lifting
- Skirting, architrave and made-good openings
- Kitchen units, doors and worktops
Services
- Sockets and power outlets checked
- Mechanical and electrical installations
- Heating, cylinder and pipework
- Ventilation and extract fans
What you receive
A detailed written report, including a photograph of every defect and its exact location within the property, organised room by room.
The report is presented in a clear, easy-to-follow format that you can hand directly to your builder, making it straightforward to identify what needs to be fixed and keep track of what has been resolved and what remains outstanding.
How long it takes
Your inspection typically takes between two and four hours, depending on the size of your home. Once the inspection is complete, you’ll receive your detailed report on the same day, giving you a clear overview of any issues that need attention.
When to book
The best time to book your inspection is once the house is finished and all services are connected and operational. At this stage, the builder is still responsible for putting things right, and a detailed inspection report carries the greatest weight in ensuring any defects are addressed before you move in.
Questions owners ask
Do I need to be there on the day?
No. Most owners cannot get access twice, so we arrange entry with the builder or the agent and send the report the same day. You are welcome to come along if you want to see the property with someone who knows what to look for.
Will the builder accept the report?
Builders deal with snag lists constantly. A photographed list with the location of each item is easier for a site manager to work through than a phone call, and it leaves a record of what was raised and when.
What if defects are found after I move in?
New homes in Ireland are normally covered by a structural guarantee, but finishes and workmanship are far easier to have corrected before you sign off. That is the reason the inspection happens before completion.
Is a snag list a structural survey?
No. A snag list records defects and unfinished work that are visible on the day. It is not a structural survey and it does not certify compliance with the Building Regulations.
My house has an Assigned Certifier. Do I still need a snag list?
Yes. Under the Building Control Regulations an Assigned Certifier signs off that the house complies with the Building Regulations. That is a different question from whether the paintwork is finished, the seals are closed, the doors are hung square and the extract fans are connected. Certification is not a defects list, and it is not something you can hand to a site manager.
How many defects does a typical snag list find?
Dozens, even in a well-built house. Most are small — a sealant bead, a chipped reveal, a socket out of level. A handful each time are the kind that cost real money if they are found after you move in: water going somewhere it should not, insulation left open, a gap in a firewall.
Can I do the snagging myself?
You can, and you should walk the house regardless. What a first-time buyer usually cannot see is the work behind the finish: whether the attic insulation actually reaches the eaves, whether the drainage falls the right way, whether the ducting is connected at both ends. Those are the items worth paying for.
Are you independent of the builder?
Completely. We have no arrangement with any developer, builder or estate agent, and we do not carry out the repair work we identify. There is no reason for us to leave anything off the list.