If you're buying a home in Ireland, you'll hear three terms thrown around: snag list, house inspection and structural survey. They sound similar, but they check different things and suit different homes. Picking the right one can save you money, and stop you missing a problem that costs thousands later.
Here's a plain-English guide to what each one is, and which one you actually need.
The short answer
What is a snag list?
A snag list is an inspection of a brand-new home before you close the sale. The inspector checks the finish and workmanship and lists every defect, so the builder fixes them before you pay the final balance.
A good snag list covers:
Best for: new builds, before closing.
What is a house inspection?
A house inspection (or pre-purchase survey) is for a second-hand home. Instead of looking for finishing snags, it looks at the condition of the property as a whole: damp, roof, windows, heating, electrics, signs of past problems, and anything that will need money spent on it soon.
The goal is different. With a new build, the builder fixes the issues. With a second-hand home, nobody fixes them for you. The report helps you decide whether to buy, renegotiate the price, or budget for repairs.
Best for: second-hand houses and apartments, before you go sale agreed or sign contracts.
What is a structural survey?
A structural survey is a deeper check of the structure of a building, carried out by a structural engineer. It's usually needed when there's a specific concern, such as large cracks, movement, an extension, or signs of subsidence.
Most buyers don't need one by default. If a snag list or house inspection flags a structural concern, that's when you bring in an engineer.
Best for: older properties, extensions, or when a specific structural problem is suspected.
Side-by-side comparison
Does a mortgage valuation count?
No. A mortgage valuation is carried out for your lender, to confirm the property is worth the loan. It is not an inspection of the home's condition, and it won't list defects for you. It's a common mistake to assume the valuation has "checked the house".
Which one should you choose?
For most buyers it's simple:
Book your inspection
We carry out independent snag lists for new builds and house inspections for second-hand homes across Dublin, Kildare, Westmeath and Drogheda, with fixed prices, thermal imaging and a photo report in 48 hours.
