Snag List Process in Ireland — The Walk-Through, the 60–180 Items, and the Fix
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Snag list: 60–180 items on a 180 m² house. 4–8 weeks for the first pass, 2–4 weeks for the final closure.
Snag list: 60–180 items on a 180 m² house. 4–8 weeks for the first pass, 2–4 weeks for the final closure. Walk the house with a torch, a level, and a notepad. Check every wall, every floor, every window, every door, every tile, every socket. The items are usually minor: paint runs, gaps in the trim, scratched surfaces, misaligned doors, drainage falls, tile lippage, silicone seals. The contractor fixes the items in 2–4 visits over 4–8 weeks. Hire a professional snag surveyor for €400–€900. They find 30–60 items you wouldn't. Most first-time self-builders don't have the eye for the detail. The retention is held until the snag is closed or in writing agreed. Don't sign BCAR sign-off until the snag is closed.
When this matters most
You're approaching practical completion and need to plan the snag.
When this doesn't apply
The snag is closed and the retention is released.
Sources
SCSI, Snagging and defects practice note 2024. https://www.scsi.ie/
Frequently asked questions
How long does a snag list take?
4–8 weeks for the first pass, 2–4 weeks for the final closure. Total: 6–10 weeks from practical completion to BCAR sign-off and final drawdown.
Should I hire a snag surveyor?
Yes, for first-time self-builders. €400–€900 for a 180 m² house. They find 30–60 items you wouldn't. The cost is recovered in retention you keep.
When is the retention released?
At snag closure: half at handover, half 6 months later. Don't release until the snag is closed or in writing agreed. The retention is your leverage.
When this matters most
You're approaching practical completion and need to plan the snag.
When this doesn't apply
The snag is closed and the retention is released.
Where to go next
Next decision
The next step in your build sequence.
- Appointing a Main Contractor in Ireland — The Contract, the Insurances, and the Programme →
- Choosing a Builder in Ireland — The 10 Questions That Sort the Field →
- Final Inspection in Ireland — BCAR, Certificate of Compliance, and What Gets Signed →
- Self-Build Programme in Ireland — Gantt Chart, Critical Path, and the 9–15 Month Reality →
- Stage Payments in a Self-Build in Ireland — Milestones, Retention, and the 5% Rule →
Branch into
Adjacent decisions at the same stage.
- BER Assessment in Ireland — When to Get One, What It Costs, and What the Assessor Measures →
- PSCS and PSDP in Ireland — Mandatory Roles Under SHWW 2013, Who Takes Them, and When →
- Retention in a Self-Build in Ireland — 5% Held Back, When It's Released, and the Trap →
- Schedule of Works for a Self-Build — What It Is, Why It Matters, and How to Write One →
Watch out for
Common mistakes, hidden costs, gotchas.
- BER Assessment in Ireland — When to Get One, What It Costs, and What the Assessor Measures →
- Building Contract Types in Ireland — Fixed-Price vs Cost-Plus, and What Each Means →
- Direct Labour vs Main Contractor in Ireland — Cost, Time, Risk, and the Hybrid Route →
- Retention in a Self-Build in Ireland — 5% Held Back, When It's Released, and the Trap →
Compare with
Alternative approaches worth knowing.