Case Study: How a Snag List Inspection Could Save You Thousands
Ireland’s housing market is, to put it lightly, highly competitive and there are many homebuyers who wisely choose to retain a snag list before buying a new build home. As is often the case in such a competitive market with high demand and low supply, developers may sometimes rush through a project and hand over the property with a few (or many!) imperfections. With Ireland’s caveat emptor rule (“buyer beware”) for homebuyers, you’ll inherit those imperfections and the costs needed to remediate them once you’ve finalised the transaction.
A snag list isn’t just for spotting little imperfections here and there, it’s for protecting your investment. With that being said, a snag list is a relatively minor expense that can potentially save you tens of thousands of euros in the long run. Whether you’re a homebuyer or a developer, ensure your property is in top condition and fully compliant before handover.
This post will examine the opportunity costs (and often, real costs) of addressing flaws or defects in a new build home and, as a consequence, how much a snag list can potentially save you using a real-world anonymised case study.
Case Study
Based on a real-world example from one of our previous clients, whom we have decided to keep anonymous, we’ve assembled key data from a snag list we provided them. If you want to know how much money you can potentially save on costly repairs by getting a snag list inspection, this post ought to make it clear that it’s potentially a significant amount of money.
In brief, we found that the total estimated cost of repairs, if left ignored and if a snag list inspection were not retained, to be between €2,500-€8,000+.
Not only was the client spared the responsibility of having to perform and pay for these repairs themselves, but they also saved the time and headache that often accompany having to address these unanticipated issues.
Breaking Down the Issues and Cost Estimates
For older second-hand homes, a pre-purchase survey helps identify issues much like how a snag list inspection does for new build homes. One key difference, however, is that many prospective homebuyers falsely assume that a new build home will always be to spec and without flaws or defects.
Some of the issues and repair costs that we detected with the new build home of our client included:
For each issue in the snag list, break down:
What the issue was (e.g., missing downpipe, cracks in the eaves, poor finishes).
How much it would have cost to fix if not caught early (including both materials and labour).
Why addressing this issue early saved money (e.g., prevented water damage, avoided bigger structural problems).
Missing Downpipes at Front and Porch
- Issue: We found that the property had missing downpipes at the front and porch. This would have certainly led to poor drainage, and subsequent water damage and foundation issues, if not remediated.
- Cost to repair: €100-€250 (materials and labour).
- Money saved: Addressing this issue now rather than later likely saved potentially thousands of euros in costly foundation repairs and installing a waterproofing membrane.
Major Cracking at Eaves of Bargeboard
- Issue: We identified several large cracked in the bargeboard eaves. This would have eventually caused water infiltration and structural damage.
- Cost to repair: €250-€800 (crack repair and eave reinforcing).
- Money saved: By repairing these cracks early, water damage was prevented, and the subsequent damage to the roof structure and insulation potentially saved thousands on roof repairs and potentially tens of thousands for roof replacement.
Poor Finish of Rear Wall
- Issue: Our engineers noted a poor finish on the rear exterior wall of the property. This could have exacerbated weather damage and reduced the aesthetic value of the home.
- Cost to repair: €150-€350 (plastering and finishing).
- Money saved: Early intervention by plastering and refinishing the wall allows better insulation and weather protection, which could be valued at hundreds in annual energy bill savings and over a thousand euros in repairing walls if weather damage were allowed to continue.
Unplastered Threshold at Back Door
- Issue: We noted that the back door threshold lacked plastering, which left the door vulnerable to water damage and drafts.
- Cost to repair: €100-€200 (plastering).
- Money saved: If neglected, drafts and water infiltration could have damaged the door and flooring within, causing mould and rot. Repairing floors and remediating water damage could cost well over a thousand euros.
Air to Water Condensation Pipe Not Attached to Gulley
- Issue: Our inspection concluded that the air to water condensation pipe was not properly attached to the gulley. This would inevitably have led to drainage issues (puddling), leading to dampness.
- Cost to repair: €80-€150 (fitting the correct attachment).
- Money saved: Early action potentially saved the client hundreds or over a thousand euros in water damage remediation and structural repairs.
Minor Cracks in Interior Walls and Door Frames
- Issue: Several small cracks were identified in the plasterwork surrounding the door frames and along interior walls.
- Cost to repair: €50-€150 (plasterwork and repainting).
- Money saved: Cracked plasterwork can potentially cause structural integrity problems later on, which could potentially cost hundreds or thousands of euros to address.
Total Estimated Repair Cost
Our client would potentially have to pay between €730-€1,900 just for these issues detected in the previous section alone. The snag list contained several other issues not noted here, bringing the total estimated cost of repairs to around €2,500-€8,000+.
Keep in mind that, without having retained a snag list at all, the client would be responsible for paying this amount out of their own pocket! What’s worse is that, assuming the client allowed certain problems (e.g. water infiltration) to persist, the cost of remediating damage in the long term could be even higher.
Why a Snag List Inspection is an Investment
Nearly all new builds in Ireland come with one or a few minor defects. Some come with major defects that could cost an awful lot of money to repair, such as having to rip out and rebuild a roof due to structural problems or having to redo plumbing or electrical wiring throughout the entire home.
A snag list inspection is therefore an investment, both for developers and homeowners to have full clarity and transparency about the actual, not the stated, condition of the home. This gives peace of mind and allows for further negotiations prior to finalising the sale of the home and handover, coordinating works to take place immediately rather than after moving in, and it importantly protects the property’s value.
Never assume that a new build home is free from issues caused during construction. A snag list is a safe and smart investment that costs relatively little and can save you thousands and thousands.
Retain BCE Consulting for a Snag List Inspection in Cork
Invest in peace of mind and the full assurance that your new build home is free from faults or defects that you’ll be responsible for. BCE Consulting provides professional engineering consulting services including comprehensive and thorough snag list inspections for property developers and prospective homebuyers looking to purchase a new build home in Cork and elsewhere.
Get in touch with us today and ensure that your home is in pristine condition before handover. Schedule your snag list inspection today and save potentially thousands of euros on costly repairs.
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