Snagging a new-build in Ireland

Handover is not the finish line

On Irish estates the selling agent often books a handover once the house is presented as complete. That walk-through is not a substitute for an independent snag. Builders keep their own lists; an independent inspector works for the buyer.

Bring the drawings you were given, not a brochure floor plan that drifted during construction.

Typical sequence

A practical sequence looks like this.

• Agree access with the builder or agent while the house is empty if you can.
• Inspect interiors, services, and elevations. Photograph every snag.
• Issue a written report with locations the site team can find.
• Allow the builder a reasonable period to return - often a few weeks, depending on the contract and the size of the list.
• Reinspect outstanding items. Keep the same references so nothing is “lost” in a new numbering scheme.

Warranties and who to tell

Many new Irish homes carry a structural warranty such as HomeBond, Premier, or an equivalent scheme. Those policies cover defined structural defects for a period of years; they do not replace snagging of finishes.

Cosmetic and incomplete work is for the builder to close under the building contract. Safety and water ingress should be notified promptly, in writing, and copied to whoever your solicitor names.

Certificates and paperwork

Ask for BER, commissioning sheets for heating, and any outstanding certification your contract mentioned. Missing paperwork is not a paint snag, but it belongs in the handover file next to the report.