There is no single figure we can give you here, and anyone who quotes you one price without seeing the property is guessing. What a snagging survey costs in Dublin and Wicklow depends on the size of the house or apartment, how many units are in the development, and how far we have to travel on the day. The honest way to find out what your own job will cost is to tell us the address and the property type and we will give you a straight quote, not a figure pulled from a generic price list.
We have been doing this long enough across Dublin and Wicklow to know that the price question usually comes from the wrong place. People want to compare snagging to painting a room or servicing a boiler, something with a predictable price per square metre. It does not work like that, because the time it takes depends on how many defects we find, and that is entirely down to the standard of the build itself, not the size of the house.
What actually changes the price of a snagging survey
Every quote we give is built around a handful of real variables. If you want a quote that actually holds, this is the information we will ask for, and it is the same information that pushes a price up or down.
- Property size and type. A two-bed apartment in a Dun Laoghaire or Sandyford scheme takes a lot less time to go through than a four-bed detached house in Blessington or Enniskerry with an attic conversion or large rear extension already fitted.
- Number of units in the development. New estates in places like Greystones, Kilcoole and Arklow are often built in phases from the same handful of house types. If several neighbours are snagging at the same time, we can sometimes arrange visits back to back, which keeps travel and setup time down for everyone.
- Stage of the build. Snagging before the builder hands over the keys is a different job to snagging a house that has been lived in for six months. A pre-handover snag is usually quicker because there is less furniture and fewer finished surfaces to work around.
- Access and location. A rural self-build outside Rathdrum or up in the Wicklow hills takes a bit more travel time than a scheme off the N11 near Bray or Greystones. That is factored into any quote.
- Follow-up visits. Some homeowners want a single snag list handed over and that is the end of it. Others want us back out after the builder has done the remedial work, to check it was actually fixed properly. That is a separate visit and it is worth asking us about at the start so there are no surprises.
If a price sounds suspiciously low, ask what exactly is included. A rushed walk-through that produces a two-page list is not the same job as a proper inspection that goes through every room, every window, the attic, the external finishes and the services, and comes back with a detailed report you can actually hand to the builder.
What we actually find on Dublin and Wicklow new builds
The pattern we see most often has nothing to do with how expensive the house was. Some of the worst snag lists we have come across have been on larger executive homes in places like Enniskerry and Delgany, simply because there is more surface area, more junctions, more window reveals, more chances for a finishing trade to rush the last bit of the job. Smaller, simpler apartment layouts in Dublin city or Dundrum tend to have fewer items, but the ones they do have are often more awkward to resolve, things like shared balcony drainage, party wall sound issues, or lift and common area defects that the management company has to chase up rather than the builder directly.
The single biggest mistake we see homeowners make is signing off on snagging completely on trust, based on a walk-through with the site agent where everything looks fine under good lighting on a dry day. Paint hides a multitude. Hairline plaster cracks, poorly sealed window reveals, and roof flashing that was never properly dressed in rarely show themselves until the first proper storm rolls in off the Irish Sea. We have lost count of the number of calls we get in January after a bad winter, from people who wish they had got an independent snag done the previous fine summer before the defects liability period ran out.
Timing matters more than most people realise
The best time to snag is before you accept the keys, or as early into the defects liability period as possible. Most new build contracts in Ireland give you a window, often around the first year or two, where the builder is obliged to come back and fix genuine construction defects. Once that window closes, you are generally on your own for anything that was not raised. The exact length of that period and what it covers can vary by contract and by developer, so always check the specific terms in your own purchase contract or ask your solicitor, rather than assuming a standard figure applies.
If you are buying off-plan or close to completion, it is worth asking the estate agent or developer directly when snagging access will be allowed, and trying to book your inspection as close to handover as you can. Waiting even a few months after moving in makes it harder to tell which marks are build defects and which ones happened from your own furniture, decorating or day-to-day living.
Is it worth paying someone, or can you do it yourself?
We will give you the honest answer here, not the sales answer. If you are reasonably practical, know your way around a spirit level, and are willing to spend a full day going through every room with a torch, a phone camera and a lot of patience, you can catch a fair amount yourself. Cosmetic issues, obvious paint and tiling defects, doors that do not close properly, these are all within reach of a careful homeowner.
Where an independent eye earns its keep is with the things that are not obvious to someone who has never worked on a site. Roof and attic insulation that has been installed badly, ventilation that does not actually meet the requirement for the room, window and door seals that will let water in during driving rain off the Wicklow coast, electrical and plumbing first fix issues hidden behind plasterboard, these are the defects that cost real money if they are missed and only show up two winters later. We go through a house the way we would want our own snagged, methodically and with the kind of detail that a quick walk-through skips.
What a snagging survey should actually cover
A proper snag is not a quick wander with a notebook. At a minimum it should include a full check of every room’s finishes, all windows and doors for operation and seals, the attic and roof space where access allows, external render, brickwork and drainage, and a functional check of sockets, switches and sanitary fittings. You should end up with a written, photographed report that is specific enough for the builder to action item by item, not a vague list of general impressions.
If you are weighing up getting this done, have a look at our services to see the range of work we cover across Dublin and Wicklow, and when you are ready for a straight answer on your own property, request a quote now and we will come back to you with a genuine figure based on your house, not a generic rate. You can also read more about how we work on our about us page, or get in touch directly through our contact page if you have questions before you commit.
Frequently Asked Questions
How long does a snagging survey take?
For a standard three or four-bed semi-detached house, a thorough inspection typically takes a good few hours on site. Larger detached houses, or properties with extensions and attic conversions, take longer. Apartments are usually quicker, but common areas sometimes need a separate look.
Can I snag my own house before the builder hands it over?
In most cases yes, and it is the ideal time to do it, before you have moved furniture in and while the defects liability period still has its full length ahead of it. Access depends on your specific contract and the developer, so confirm timing with the site agent or your solicitor.
Does the builder have to fix everything on a snag list?
Builders are generally obliged to fix genuine defects raised within the defects liability period set out in your contract, but what counts as a defect versus normal wear or a design choice can be a grey area. If you are unsure whether an item is enforceable, it is worth raising it anyway and, if needed, getting independent advice on the specific clause in your contract.
Do apartments need a different kind of snagging survey to houses?
The inside of the unit is checked the same way, but apartments often have extra items to consider, like communal corridors, balconies, car park areas and shared services, which may fall under the management company rather than the individual builder. We flag these separately so you know who to chase.
Is it too late to snag a house we moved into a year ago?
It depends on your defects liability period, which varies by contract, so check the dates in your purchase documents first. Even outside that window it can still be worth having an inspection done, since some items may be structural or safety related rather than purely cosmetic, and a written report is useful either way.
What areas of Dublin and Wicklow do you cover for snagging?
We cover new build snagging across Bray, Greystones, Arklow, Rathdrum, Blessington, Enniskerry, Kilcoole, Delgany, Dublin city, Dun Laoghaire, Dundrum, Stillorgan, Sandyford, Tallaght and Rathfarnham. If you are outside these areas, get in touch and we can let you know if we can help.
