We here at Adrian Hassett Auctioneers know there is nothing quite like the excitement of buying a brand-new home. Fresh paint, gleaming kitchens and modern energy efficiency make new builds hugely appealing. But even the best developers can leave small defects behind, and occasionally larger ones. That is why a snagging inspection before you close is one of the most valuable steps in the buying process. Here are the five key areas to check, and how to make sure any issues are put right.
What is snagging?
Snagging is a detailed inspection of a newly completed home to identify defects, unfinished work and items that do not meet the expected standard. It usually takes place once the developer confirms the property is finished, and before the sale closes. The resulting snag list is sent to the developer, who arranges for the issues to be fixed. While you can carry out your own checks, a qualified engineer or surveyor with snagging experience will spot things most buyers would miss, and their report carries more weight with the developer.
1. External finishes and the site
Start outside. Look at the roof for loose, cracked or uneven tiles, and check that gutters and downpipes are securely fixed and properly connected. Examine render and brickwork for cracks, stains, gaps or patchy finishes. Check that external windowsills and doors are sealed neatly and that there are no gaps around frames.
Walk the garden and site. Paths, patios and driveways should be level and drain away from the house, with no pooling water. Boundary walls and fences should be complete and secure, and garden levels should sit safely below the damp-proof course. Note any leftover building materials or rubble, which should be removed before you move in.
2. Internal finishes
Inside, take your time in every room. Look for cracks, uneven plaster, paint drips or missed patches on walls and ceilings. Check that floors are level and free from squeaks or damage, and that skirting boards, architraves and coving are neatly finished.
Open and close every internal door to make sure it swings freely, latches properly and does not catch on the floor. Inspect the staircase for loose treads, gaps and secure handrails and balustrades. In the kitchen and bathrooms, check tiling and grout, sealant around baths, showers and worktops, and the alignment of units, drawers and doors. Test every appliance included in the sale.
3. Windows, doors and draughts
Modern homes are designed to be airtight and energy efficient, so windows and external doors matter. Open, close and lock every window and door, and check that handles and locks work smoothly. Inspect glazing for scratches, cracks or misting between the panes, and check seals and trickle vents. Make sure you receive keys for every lock. Upstairs windows should have restrictors where required, particularly in children's rooms. Feel for draughts around frames, as gaps can undermine the home's energy performance.
4. Services and systems
This is where professional expertise is particularly valuable. Test every light switch and socket, and check that the consumer unit is clearly labelled. Make sure smoke, heat and carbon monoxide alarms are fitted and working. Run every tap, flush every toilet and check under sinks for leaks, along with water pressure and drainage speed.
Most new Irish homes now have heat pumps and mechanical ventilation systems, so ask the developer to demonstrate how they work. Check that radiators or underfloor heating warm up, that hot water is supplied and that the ventilation system is running correctly. Your engineer can also look in the attic to confirm insulation has been laid evenly, ventilation paths are clear and there is no debris left behind.
5. The paperwork
A new home should come with a comprehensive file of documents, and your solicitor will check the key items. These typically include the Certificate of Compliance on Completion, the final BER certificate, details of any structural defects warranty, and commissioning certificates for the heating and ventilation systems. Ask for user manuals and guarantees for appliances, boilers or heat pumps, windows and other installed products, along with a certificate for the electrical installation. If you are buying in an estate or apartment development, ask about the management company or the timeline for the estate to be taken in charge by the local authority.
What happens next
Once the snag list is submitted, agree a timeframe with the developer for the repairs. Your engineer can carry out a follow-up inspection to confirm everything has been completed to a satisfactory standard before you close, or as soon as possible afterwards. Take dated photographs of any issues so you have a clear record.
Some minor issues may only appear after you move in. Fine hairline cracks in plaster are common as a new home dries out and settles, and are usually cosmetic. Keep a list of anything you notice in the first months and report it to the developer within the period set out in your contract.
The bottom line
A snagging inspection is a small investment that protects one of the biggest purchases of your life. By checking the exterior, interior, windows and doors, services and paperwork carefully, and using a professional to guide you, you can move into your new home with confidence that it has been finished properly.
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.
