At Adrian Hassett Auctioneers we believe the best property sales are the ones with no nasty surprises. Yet many sellers only discover problems with their home when a buyer's surveyor finds them, often weeks after the sale has been agreed and plans are already in motion. By then, the seller has little time and even less leverage. A pre-sale survey turns that situation on its head, putting you in control from the very start. Here is why it is worth considering before you put your home on the market.
The risky gap between sale agreed and closing
In Ireland, an accepted offer is normally subject to contract, which means either party can walk away until contracts are signed. During that period, the buyer will usually commission a survey, and their lender will arrange a valuation. If the survey uncovers a leaking roof, damp, outdated wiring or an extension without the right paperwork, the buyer may ask for a price reduction, request repairs or withdraw altogether. For sellers, this is the stage where sales are most vulnerable, and where unexpected issues can cause delays, stress and lost buyers.
What is a pre-sale survey?
A pre-sale survey is simply a building survey that you, the seller, commission before listing your home. A qualified engineer or chartered surveyor inspects the property in the same way a buyer's surveyor would, looking at the structure, roof, walls, damp, windows, plumbing, heating, electrics and drainage. They can also flag extensions or alterations that may need evidence of planning permission or Building Regulations compliance. The result is a clear, independent picture of your home's condition before buyers ever see it.
Fix problems on your own terms
When you know about an issue in advance, you can choose how and when to deal with it. You can get competitive quotes, select your own contractor and schedule the work without the pressure of a waiting buyer. Compare that with discovering a problem mid-sale, when you may feel forced into a rushed repair or a hefty discount simply to keep things moving. Small issues such as blocked gutters, cracked sealant or a faulty extractor fan can be fixed cheaply in advance, removing easy reasons for buyers to negotiate.
Price your home with confidence
Not every issue needs fixing before you sell. Some buyers are happy to take on work themselves, particularly in older homes. The key is to know what you are dealing with. If your survey identifies a significant job that you choose not to tackle, you and your auctioneer can factor it into the asking price from the outset. That way, the price reflects reality, and a buyer's survey is less likely to trigger a renegotiation later.
Protect your negotiating position
Issues that come to light after sale agreed tend to give buyers the upper hand. They can present a list of defects and a repair estimate, often with a figure attached that is higher than the true cost. When you have already identified and either resolved or priced in the issues, there is far less room for that kind of late-stage chipping away. Having your own quotes to hand also gives you a solid basis for any discussion.
Keep the sale moving
Speed matters. The longer the gap between sale agreed and signed contracts, the greater the risk of something going wrong, whether a buyer's circumstances change, a mortgage offer expires or a more attractive property catches their eye. A pre-sale survey, combined with early legal preparation, helps reduce delays. If missing compliance documents or planning evidence are identified early, you have time to obtain them before a buyer's solicitor asks.
Build buyer confidence
Buyers are naturally cautious, especially when they are committing to such a significant purchase. A seller who can demonstrate that the home has been professionally inspected and that known issues have been addressed sends a strong signal of transparency and good faith. That reassurance can help your property stand out and encourage buyers to proceed with confidence.
Should you share the report?
That is a decision to make with your solicitor and auctioneer. Many sellers choose to share a summary or the full report, together with receipts for completed work. Buyers will usually still commission their own survey, as they cannot rely on a report prepared for someone else, but your report can make that process smoother. Ireland generally operates on a buyer beware basis, but sellers must never mislead buyers and must answer pre-contract enquiries honestly. If your survey reveals a significant issue, take legal advice on how best to handle it.
Other checks worth doing early
While you are preparing, make sure your BER certificate is in place, as one is generally required before a home is advertised for sale. Ask your solicitor to review your title deeds early, gather any planning permissions and compliance certificates for extensions, and confirm your Local Property Tax is up to date. Together with a pre-sale survey, these steps can remove many of the most common causes of delay.
The bottom line
A pre-sale survey is a modest investment that can save you time, money and stress. By identifying issues early, pricing accurately and presenting your home with confidence, you give yourself the best chance of a smooth sale with no last-minute surprises.
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.
