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Snagfile is Ireland's premium new build snagging and property maintenance platform. Co-developed by active site managers in Ireland to streamline pre-occupation inspections, new-build snagging lists, and ongoing property preservation. Get detailed, timestamped digital records of every site walk and repair to eliminate disputes and guarantee quality handover.
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Get ListedA snag list is a crucial inspection report compiled on a newly built property before you complete the purchase and take ownership. Sourcing a vetted snag list specialist in Ireland helps identify building defects, cosmetic flaws, structural issues, and breaches of Irish building regulations. Booked pre-occupation, the snagging list is presented to the builder so they can repair all noted items before final payment is transferred and before the clock starts on your builder's structural warranty period.
A comprehensive snag list covers defects in finishes, plastering, painting, tiling, joinery, electrical, plumbing, airtightness, and building regulation compliance. Inspectors check for uneven plastering, poorly hung doors, cracked tiles, paint runs, missing architraves, leaking water pipes, loose wiring, and incorrectly installed heating systems. They also check external brickwork, gutter alignments, and roof flashing.
You should book your snag inspection at three key milestones. The primary time is just before handover, once the builder declares the home finished. You can also snag within the warranty period (usually 12 months for cosmetic items) or post-renovation after completing major extensions or home upgrades to verify quality.
While a snag list focuses on structural defects and cosmetic finishes in a newly built property, a property survey (usually completed by a property surveyor) is an in-depth structural inspection of resale homes. Resale surveys identify dry rot, dampness, subsidence, and roof failures. Learn more about resale surveys at our property surveyors page.
When selecting a snagging specialist, check that they hold SCSI (Society of Chartered Surveyors Ireland) or Engineers Ireland (EI) registration. Request a sample snag report to verify detail level, check turnaround times (typically 24 to 48 hours), confirm they offer on-site inspections, and demand fixed-price quotes with no hidden extras.
The cost of a snag list in Ireland depends on the size of the property. For a standard apartment, fees range from 250 to 450 euro. A typical three-bed semi-detached house snag list costs between 350 and 650 euro, while a large detached home can range from 600 to 1,000 euro. Re-inspections to check that the builder has resolved the issues usually cost an additional 100 to 180 euro.
Constructors.ie lists verified snag list inspectors operating in major building regions across Ireland, including Dublin, Cork, Galway, Kildare, Meath, and Limerick. Sourcing local inspectors ensures fast turnaround times and immediate builder reviews.
A snag list ranges from €250 to €450 for apartments, €350 to €650 for standard 3-bed houses, and €600 to €1,000 for large detached homes.
Book the snag list as soon as the builder issues the notice of completion, which is usually 2 to 3 weeks before the final contract signing and key handover.
Yes. Vetted snag list inspectors should be members of professional bodies like the Society of Chartered Surveyors Ireland (SCSI) or Engineers Ireland (EI).
A professional snag inspection takes between 2 and 4 hours depending on the size and complexity of the new build property.
Under standard Law Society building contracts, you have the right to withhold final completion funds until the builder resolves the major snags listed in the inspection report.
Resale homes require a full structural pre-purchase survey instead of a snag list, as they look for long-term wear, structural subsidence, and roofing failures.