Snag Survey in Ireland — What a Snag Surveyor Does, What It Costs, and the Trap
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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 in Ireland: €400–€900 for a 180 m² house. The surveyor finds 30–60 items you wouldn't. The cost is recovered in retention. Most first-time self-builders don't have the eye for the detail. The surveyor is a building professional who knows what to look for. Hire the surveyor before practical completion. They walk the house with a torch, a level, a thermal camera, and a moisture meter. They check: paint, trim, doors, windows, tiles, drainage falls, silicone seals, electrical sockets, plaster, plumbing, heating, MVHR ducts. The deliverable is a written report with photos and a snag list. Most contractors accept the report and fix the items; some push back on minor items. The retention is held until the snag is closed or in writing agreed.
When this matters most
You're approaching practical completion and considering a snag survey.
When this doesn't apply
The snag is closed.
Sources
SCSI, Find a snag surveyor. https://www.scsi.ie/
Frequently asked questions
How much does a snag survey cost in Ireland?
€400–€900 for a 180 m² house. The surveyor finds 30–60 items you wouldn't. The cost is recovered in retention you keep.
What does a snag surveyor do?
Walks the house with a torch, a level, a thermal camera, and a moisture meter. Checks paint, trim, doors, windows, tiles, drainage falls, silicone, electrical, plumbing, heating, MVHR. Produces a written report with photos.
When should I hire a snag surveyor?
Before practical completion, 1–2 weeks before the contractor finishes. The report is shared with the contractor; the items are fixed before the CCC is signed. Don't sign BCAR until the snag is closed.
When this matters most
You're approaching practical completion and considering a snag survey.
When this doesn't apply
The snag is closed.
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.