We here at Adrian Hassett Auctioneers know that the period between sale agreed and signing contracts can be an anxious one for buyers. You have found the right home, agreed a price and started planning your move, and then the surveyor's report arrives with a list of issues you were not expecting. It can feel deflating, but it does not have to derail your purchase. Handled calmly and professionally, a survey can be the basis for a fair renegotiation that works for both buyer and seller. Here is how to approach it.
Understand where you stand
In Ireland, an accepted offer is normally subject to contract, which means neither party is legally bound until contracts are signed. A booking deposit paid to an auctioneer is fully refundable before that point, giving you the freedom to raise concerns or even withdraw. That is exactly why your survey should be completed before you sign. Once contracts are exchanged and the contract deposit is paid, your negotiating position changes dramatically.
Separate the serious from the routine
No second-hand home is perfect, and most survey reports contain a long list of observations. The first step is to sort them sensibly. Some items are routine maintenance, such as worn sealant, a dripping tap or gutters that need clearing, and these are usually reflected in the agreed price already. Others are more significant, such as roof defects, damp, outdated wiring, drainage problems or signs of structural movement. Focus your energy on the issues that were not obvious at viewing and that carry a real cost. Ask your surveyor to talk you through the report and confirm which findings are genuinely material.
Get evidence and quotes
A renegotiation is far more persuasive when it is backed by facts. Where the survey recommends further investigation, arrange it promptly. That might mean a structural engineer, a registered electrician, a roofer or a drainage specialist. Then obtain written quotes from reputable contractors for the necessary work. A request for a reduction based on two independent quotes carries far more weight than a figure plucked from the air, and it shows the seller you are acting in good faith rather than simply trying to chip away at the price.
Decide what you want to ask for
There are several ways to resolve survey issues, and the right one depends on the problem and your circumstances.
A price reduction is the simplest option and puts you in control of the repairs, so you can choose your own contractor and standard of work. Remember to tell your lender or mortgage broker, as a change in price may affect your loan amount and loan-to-value calculations.
Alternatively, you could ask the seller to carry out repairs before closing. This can work for straightforward jobs, but be careful. You have less control over the quality, so agree exactly what will be done, ask for certificates or receipts and consider having the work inspected before completion.
In some cases, buyers and sellers agree on a cash allowance or a retention, where a sum is held back by the solicitors until specific works are completed. Your solicitor can advise on whether this is suitable and how it should be documented in the contract.
Communicate through the right channels
Raise your concerns with the auctioneer, who acts for the seller and will present your request. Be clear and specific about the issues and the amount or action you are seeking, and be willing to share the relevant section of the survey or quotes to support your case. Keep the tone constructive. Sellers who feel respected are far more likely to compromise than those who feel ambushed. Move quickly too, as delays create uncertainty and can encourage a seller to consider other interested buyers.
Know your limits
Before you negotiate, decide on your walk-away point. Think about how much you love the home, how scarce similar properties are in the area and what the total cost of the repairs will be. Be realistic as well. If the seller has already priced the property to reflect its condition, or there is strong competing interest, a large reduction may not be achievable. Sometimes a modest adjustment that keeps the sale on track is a better outcome than holding out for the maximum.
Advice for sellers
If a buyer comes back after a survey, try not to take it personally. Ask to see the evidence, consider getting your own quote and discuss the options with your auctioneer. A reasonable compromise often costs less than going back to market. Better still, if you suspect issues, consider commissioning a pre-sale survey and addressing them before listing.
The bottom line
A survey that uncovers problems is not the end of the road. It gives you information, and information is negotiating power. By prioritising the real issues, backing your case with evidence and communicating professionally, you can reach a fair agreement and move forward with confidence.
If you would like to discuss buying or selling a property, contact us on 0871303206 or email sales@adrianhassett.com or visit adrianhassett.com.
Disclaimer: This article is based on publicly available information and is intended for general guidance only. While every effort has been made to ensure accuracy at the time of publication, details may change and errors may occur. This content does not constitute financial, legal or professional advice. Readers should seek appropriate professional guidance before making decisions. Neither the publisher nor the authors accept liability for any loss arising from reliance on this material.
