Snagging in Ireland: new homes, closing and HomeBond
Ireland has one of the strongest snagging cultures anywhere. Most buyers of a new home have it snagged by an engineer, architect or surveyor before they close, and builders expect it. The snag list is part of the sale, not an afterthought.
When to snag
The inspection happens when the builder says the home is finished and before the sale closes. That is deliberate: until you close, the builder has a strong reason to fix things quickly. After the keys change hands, your list joins everyone else's.
Many buyers then book a second inspection — a re-snag — to check the items were actually done, ideally before closing as well.
Why the list goes through your solicitor
In Ireland the snag list is usually sent to the builder's solicitor through your own, as part of the conveyancing. That keeps it on the record of the sale. Your solicitor can also tell you what can reasonably be held up over unfinished items — that depends on your contract, so ask before you rely on it.
Who does the snagging
- Chartered engineers, architects and building surveyors do most of it. Check that whoever you hire has professional indemnity insurance.
- Specialist snagging firms offer fixed-price inspections for houses and apartments.
- Self-snagging is possible for cosmetic items, using a checklist — but a professional's list carries more weight with the builder.
See hiring a snagging surveyor for what a good report looks like.
HomeBond and structural cover
Many new Irish homes are registered with HomeBond, which has provided structural defects cover since 1978, or with a similar scheme. That cover is for serious defects that appear later — structural problems, and some water ingress and services issues for a shorter period. Your lender may require it.
It is not a snagging service. Paint, doors, sealant, scratched glass and missing fittings are the builder's responsibility under your contract, and the time to get them done is before closing. Check your own policy for exact periods, limits and the excess.
Apartments
In an apartment block your snag list covers your unit. Common areas — corridors, lifts, the roof, car parks — are usually inspected for the owners' management company. If you are buying early in a scheme, ask who is snagging the common areas and when. There is more on volume handovers in snagging an apartment block.
This is a general guide, not legal advice. Periods and rules change, and your own contract can add to them — check it, and take professional advice before relying on a deadline.