Sign Off and Snag — The Last 5% of the Build Takes 20% of the Time
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When this matters most
House looks finished but snag resolution and BCAR paperwork remain.
When this doesn't apply
Move-in complete, retention released, BER issued.
Frequently asked questions
How long does snag take?
4–8 weeks for an initial snag walk-through and first-fix pass. Final closure another 2–4 weeks.
What is the snag retention?
5% of contract value, typically. Released half at handover, half 6 months later once the snag is closed.
What is a Certificate of Compliance on Completion?
A signed certificate from the Assigned Certifier confirming the building was constructed in accordance with the plans, specifications, and BCAR. Required for occupation.
Do I move in before snag is closed?
Yes, often. But hold the retention as your leverage. Most contracts allow occupation once CCC is filed.
Should I get a snag survey done?
Yes — a professional snag surveyor costs €400–€900 for a 180 m² house and finds 30–60 items you wouldn't.
Sources
Building Control (Amendment) Regulations 2014 (SI 9/2014). https://www.gov.ie/
SCSI, Snagging and defects practice note 2024. https://www.scsi.ie/
Frequently asked questions
How long does snag take?
4–8 weeks for an initial snag walk-through and first-fix pass. Final closure another 2–4 weeks.
What is the snag retention?
5% of contract value, typically. Released half at handover, half 6 months later once the snag is closed.
What is a Certificate of Compliance on Completion?
A signed certificate from the Assigned Certifier confirming the building was constructed in accordance with the plans, specifications, and BCAR. Required for occupation.
Do I move in before snag is closed?
Yes, often. But hold the retention as your leverage. Most contracts allow occupation once CCC is filed.
Should I get a snag survey done?
Yes — a professional snag surveyor costs €400–€900 for a 180 m² house and finds 30–60 items you wouldn't.
Related guides
- Certificate of Compliance on Completion in Ireland — The BCAR Sign-Off, What It Is, and When
- Conveyancing a Self-Build in Ireland — Registering the New House in Your Name
- Defects Liability Period in Ireland — 12 Months, What's Covered, and the Process
- Retention Release in Ireland — Half at Handover, Half at 6 Months, and the Trap
- Self-Build Aftercare in Ireland — Year 1, Year 5, Year 10, and the Schedule
- Selling a Self-Build in Ireland — CGT Exemption, As-Built Plans, and What Buyers Want
- Snag List Template for Ireland — Room-by-Room, What to Check, and the Format
- Snag Survey in Ireland — What a Snag Surveyor Does, What It Costs, and the Trap