Sign Off and Snag — The Last 5% of the Build Takes 20% of the Time
On this page
Snag list is 60–180 items on a 180 m² house. Most builders release 5% retention until the snag list is closed.
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.
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.
Briefs in this stage
8 in-depth answers for this stage of the build. Pick the one that matches your question.
Certificate of Compliance on Completion in Ireland — The BCAR Sign-Off, What It Is, and When
Certificate of Compliance on Completion (CCC): the BCAR sign-off. Required for occupancy, mortgage drawdown, and BER.
Certificate of Compliance IrelandRead brief →
Conveyancing a Self-Build in Ireland — Registering the New House in Your Name
Conveyancing a self-build: solicitor registers the new house in your name at completion. €1,000–€2,500. Required for sale later.
conveyancing self build IrelandRead brief →
Defects Liability Period in Ireland — 12 Months, What's Covered, and the Process
Defects liability period: 12 months from practical completion. The contractor must fix defects that appear. Document everything in writing.
defects liability period IrelandRead brief →
Retention Release in Ireland — Half at Handover, Half at 6 Months, and the Trap
Retention release: half at handover, half 6 months later. Don't release until the snag is closed or in writing agreed.
retention release IrelandRead brief →
Self-Build Aftercare in Ireland — Year 1, Year 5, Year 10, and the Schedule
Self-build aftercare: year 1 (settling in), year 5 (latent defects), year 10 (structural warranty review). The first 12 months shake things down.
self build aftercare IrelandRead brief →
Selling a Self-Build in Ireland — CGT Exemption, As-Built Plans, and What Buyers Want
Selling a self-build: CGT exempt if it's been your PPR. Have the as-built plans, BER, BCAR docs ready. Buyers want efficiency and quality.
selling self build IrelandRead brief →
Snag List Template for Ireland — Room-by-Room, What to Check, and the Format
Snag list: 60–180 items on a 180 m² house. Walk room by room with a torch, a level, and a notepad. Document every defect.
snag list template IrelandRead brief →
Snag Survey in Ireland — What a Snag Surveyor Does, What It Costs, and the Trap
Snag survey in Ireland: €400–€900 for a 180 m² house. The surveyor finds 30–60 items you wouldn't. The cost is recovered in retention.
snag survey IrelandRead brief →
Where to go next
Next decision
The next step in your build sequence.
- 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 →
- 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 →
Branch into
Adjacent decisions at the same stage.
Watch out for
Common mistakes, hidden costs, gotchas.