Snag List Process in Ireland — The Walk-Through, the 60–180 Items, and the Fix

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.

TL;DR

• 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.

• 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.

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.

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.

Sources

SCSI, Snagging and defects practice note 2024. https://www.scsi.ie/