The road to buying a new home in Ireland is not easy.
You plan. You save. You wait for months. Until you’re finally ready to move in. But before you sign those final papers and get the keys, there’s one last, crucial step: the snagging inspection.
This isn’t just ticking a box. It’s your best (and last) chance to make sure your new house is solid, safe, and worth every euro.
That’s where a snag list comes in. It’s a report that points out every fault in your brand-new home. Most of the time the “snags” are small, like:
But sometimes they are serious safety problems, like:
A thorough inspection will surface all these problems, and it lets you ask the builder to fix these issues before you officially become the owner and move in.
Why is this so important? If you miss defects now, you could end up paying thousands later to fix them yourself. That’s why choosing the right snagging expert is critical. In this guide, you’ll find straightforward steps to pick an independent, qualified inspector in Ireland. You’ll learn how to check their credentials, what questions to ask, and which warning signs to look for. By the end, you’ll know how to make sure your new home not only looks great, but is built safely, follows the rules, and meets the standard you deserve.
Before you shrug off snagging as just another formality, remember there’s a big difference between:
A professional snag list digs deep. It’s methodical and backed by real technical know-how. That depth is what makes it so valuable. And why you shouldn’t skip it.
A snag list is your new home’s quality checklist. It’s drawn up after the builder says your house is finished—but before you sign the last papers and hand over the money.
On a snag list you’ll find every issue, from tiny cosmetic imperfection to major breaches of your build spec or Irish Building Regulations.
A snag list is different from a Pre-Purchase Structural Survey. This one focuses on the core structure of older or second-hand properties, not on finishing details or modern regs.
Getting a professional snagging inspection isn’t a nice-to-have. It protects you on four key fronts:
Guard Your Investment. Buying a home is likely the biggest purchase you’ll ever make. A snag list makes sure you’re getting what you paid for. Missed issues today could mean thousands in surprise repairs tomorrow.
Hold Builders Accountable. A professional report turns “I think there’s a problem” into a clear, legal to-do list for the builder. Once you’ve signed and paid, it’s much harder to get the builder to fix the issues.
Keep You Safe and Compliant. You might spot a loose doorknob, or an outlet that doesn’t work. But an expert checks hidden, high-risk things, like missing fire seals, poor ventilation that leads to mould, or dodgy wiring. These can endanger lives and break Irish Building Regulations.
Save Time and Money. Fixing a leak now is quick and cheap. Fixing it after you move in means ripping out walls, hiring tradespeople, and living with chaos. Snagging nips small problems in the bud.
A snagging expert works through a 250-point (or more) checklist, covering every inch of your new home to catch both obvious faults and hidden problems.
Exterior Check
Room-by-Room Interior
Systems & Services
Hidden Defects & Compliance
A professional snag report shows you every flaw so you can fix it before you move in.
In the final stages of a new home purchase, buyers are often presented with a snagging process managed by the developer.
This might seem like a good idea in the beginning. But it introduces a fundamental conflict of interest that can leave you (the buyer) exposed. Understanding the critical difference between a developer-led process and an independent inspection is essential for safeguarding a homebuyer’s interests.
So, why do you want an independent snag report done by a professional?
Because it comes with clear photos and descriptions of every defect, giving you undeniable proof when you head back to the builder. Faced with a detailed third-party audit, developers are far more likely to act quickly and fix the issues before you move in.
In Ireland, there is no formal licence or required certificate to call yourself a “snagger” (someone who checks a new home for problems). Because anyone can offer snagging services, it is up to you, the buyer, to find someone with the right professional background. Look for inspectors who belong to well-known organisations. Membership in these groups shows they follow strict rules and have proper training.
Society of Chartered Surveyors Ireland (SCSI)
Royal Institute of the Architects of Ireland (RIAI)
Up-to-Date Knowledge. Professionals from these bodies learn and refresh their skills regularly. They know the latest building rules, planning laws, and construction methods.
Accountability and Protection. If a qualified surveyor, engineer, or architect makes a serious mistake, you can complain to their organisation. Each body has a clear process to handle negligence or unethical work.
Verified Skills. Earning these titles takes:
When you search for a snagging inspector, filter your results to include only those who are:
By doing this, you reduce the risk of hiring someone without real qualifications or accountability.
Here’s a simpler, clearer version of your checklist. It uses short sentences and focuses on what you need to know.
When you have a few companies in mind, ask these eight questions. Their answers will help you pick a reliable inspector and avoid hidden problems.
“What are your qualifications and professional memberships?”
“Do you have any affiliations with the builder or developer?”
“Do you have Professional Indemnity and Public Liability insurance?”
Why ask: Insurance protects you if the inspector misses something or causes damage.
What to expect: Proof of both policies.
“Can I see a sample report (with names removed)?”
Why ask: The report shows how thorough they are.
What to expect: A detailed, multi-page document with:
“What is your inspection process and what tools do you use?”
Why ask: Good inspectors use more than a clipboard and camera.
What to expect: A step-by-step plan (for example, outside first, then inside, top to bottom) and mention of tools such as:
“How long will the inspection take for a house like mine?”
“Is a follow-up visit included to check repairs?”
“When will I get the final report?”
Using this list will help you compare companies easily and choose the one that serves you best.
Although many websites say snagging (finding small building faults) is smooth, actual buyers often find it difficult. Some builders use tricks to save time and money, leaving you stuck with problems. Knowing these warning signs can help you stand up for yourself.
Key Advice:
By knowing these five red flags, you can protect yourself and make sure your new home is finished properly.
Buying a new home is exciting—and expensive. A snagging inspection makes sure your home is safe, complete, and free of hidden problems. To get the best service, remember these three rules:
Inspector Works for You
Proof of Professionalism
Full Insurance Cover
Spending a few hundred euros on a snagging report is a smart investment. It protects your much larger home purchase, gives you leverage with your builder, and (most importantly) brings you peace of mind.
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