In Ireland, we seem to have a bit of an obsession with buying new homes. There are a lot of reasons for this, the quality, location, and even availability. But one of the top reasons new build homes are so highly desired is that they are supposed to be in excellent condition when purchased, essentially defect free.
When you buy a new build home the process should be relatively worry free, but as professional engineers providing snag list inspections in Cork City and beyond, we see a surprising number of hidden problems in new build homes. We’ve gone ahead and compiled a list of the most common issues with new builds that we encounter to help you know what to look out for when you are buying a new home.
Cosmetic vs. Structural Defects
You don’t need to be a member of Engineers Ireland like our team at BCE in order to notice some of the most common new build defects as most of these are simple cosmetic issues. But when it comes to structural issues, that’s when you’ll be glad that you hired a professional engineer to conduct a snag list on your property.
Common cosmetic issues are easy to spot. They include issues like poor plastering, cracked tiles in your new bathroom or kitchen, and paint defects like splatters or paint marks in odd places. These new build defects are both easy to spot and simple to rectify. However, when it comes to identifying structural issues, you will need the assistance of a qualified engineer.
Common structural issues include problems such as cracks caused by subsidence, uneven flooring, and misaligned roof installation. Subsidence is an especially common issue in places like Cork and Dublin where homes are built on clay-rich soil. This is one of the many reasons why it is imperative to commission a topographic survey before you begin a building project to help mitigate these sorts of issues in the future.
Plumbing & Heating Problems
Plumbing and heating issues are surprisingly common defects in new build homes. Plumbing issues appear in the form of poor water pressure and leaks. Hidden leaks are particularly insidious as if left unchecked, they can cause serious issues with the structural integrity of your home not to mention health problems caused by mould growth and damp.
Without a snag list survey, heating issues can often go undetected until the colder months when the heating is first turned on. At that point, your new home is not heating up properly when you need it to most. Luckily, these new home issues are all fairly simple fixes if caught early.
Electrical Defects
Electrical defects in new build homes can be easy for buyers to miss as they are often only discovered by homeowners after they have settled into a home. Professional consulting engineers know to look out for loose fittings, poor socket placement, and perhaps most importantly, the lack of professional electrical certification.
All electrical works completed in Irish homes and businesses must be carried out by electricians certified by Safe Electric Ireland. In addition to this, there are multiple certifications that new build homes must have to make sure that they comply with electrical and safety standards. These include certificates like the Electrical Installation Completion Certificate (EIRC), which certifies that the electrical works in a home have been completed up to code, and the property is now safe to connect with a Distribution System Operator Network.
Compliance here is imperative not only for the safety of your new home and its inhabitants but also for insurance purposes. If there are any electrical issues in your home and it is discovered that these certificates are missing, your home insurance will most likely be null and void.
Energy Efficiency & Ventilation Issues
Missing insulation is a very common issue we find in new builds and is something that is so easy for new homeowners and construction teams to miss. The only thing worse than finding an insulation issue in a snag list inspection is forgoing the inspection entirely and going years without realising that your home is not properly insulated. Insulation issues can cause high utility bills and cold spots around the home. Gaps in insulation are most commonly found in the attic or around attic hatches, windows, or pipework.
Not only does missing or poorly installed insulation cause heat loss reducing the energy efficiency of your home, but it can also ventilation issues which can cause damp. This leads to mould growth, and if left long enough, can even go so far as to cause structural issues in your home.
Conclusion
Just because you are purchasing a brand-new home doesn’t mean that you are purchasing a home without issues. Things can go awry in the building process which is why it is important to get an experienced engineer to inspect the property before you move in to catch any issues that may have been overlooked.
If you are moving in to a new build home, a professional snag list inspection can give you the peace of mind that your home is safe, compliant, and finished to a high standard. Get in contact today with our team at BCE to book.
One of the ways the Irish government is attempting to not only solve the housing crisis but tackle the issue of derelict properties throughout the country is by introducing the Vacant Property Grant which helps people convert empty, older properties into liveable homes. While there is financial support available, retrofitting older homes is never a simple task and often comes with unexpected challenges. Our engineers at BCE have had their fair share of experience helping clients renovate derelict or vacant properties, helping turn these empty eyesores into beautiful family homes.
The Opportunity of the Vacant Property Grant
The Vacant Property Grant offers up to €50,000 to renovate a property that has been vacant for at least two years. In order to qualify, all you need to do is provide either proof of ownership or prove that you are in the process of purchasing the vacant property. You must also confirm that you are renovating the property with the intention to either live in it or rent it out. The grant applies to all vacant properties in the Republic of Ireland, whether they are located rurally or in a city or town.
Accessing the grant is only the first step in the process of renovating an old house. From here, the real challenge comes in making an older property not only safe but sustainable and most importantly, comfortable to live in.
Derelict or Vacant
One of the first steps in your application process should be commissioning a structural survey. BCE has experience assisting clients with the Vacant Property Grant application process as structural surveys can point out larger issues with a property that can often be hidden. If you are applying for the grant and your property is found to have structural issues, this qualifies you to receive an additional €20,000 on top of that €50,000 as your property is now considered to be derelict.
While this additional money is a welcome boon when it comes to renovations, there are a lot of reasons to commission a structural survey. With older Irish homes, especially ones that have been vacant for at least the last two years, you can pretty much count on finding issues. Time, neglect, and the Irish weather cause issues such as damp, subsidence, and damaged or outdated wiring. These issues can compound into serious structural issues.
When you are undergoing this type of renovation, there are often so many issues to tackle that it can be hard to figure out where to start. A lot of those issues will be clear to you as you tour the property but the best way to get a full understanding of the renovation process you are about to embark on is by commissioning a structural survey. This survey is a crucial first step before work begins as it will give you an overview of the entire property, from top to bottom, inside and out. From there, with the assistance of your engineer, you can put together a plan for retrofitting your house and ensuring that the property is structurally sound and will eventually be safe for habitation.
Sustainability & Energy Efficiency
When you are buying or doing up a vacant property, chances are the BER rating is pretty low, that is if the property is even rated. This can, understandably, be off putting for buyers as heating a home with a low BER rating can be expensive and inefficient. Thankfully, however, there are lots of ways to improve the energy efficiency of your home.
Upgrading your home’s insulation and making sure that there is adequate ventilation is the first step to ensuring that your new home will stay comfortable and dry. While ventilation may seem counter intuitive when you are trying to make your home warmer, proper ventilation will help you mitigate against damp.
There are many ways to insulate an old house from pump-in loose-fill insulation which can be pumped into the wall cavities to internal or external insulation boards which line the walls of the home. You can use sustainable insulation materials like sheep’s wool or cellulose fibres to insulate your attic or any crawl spaces. These additions can increase your BER rating while simultaneously cutting down on your heating costs.
Safety is the baseline when you are retrofitting an old home but adding sustainable touches like improved insulation and ventilation are the true upgrade.
Navigating Compliance and Permissions
In essence, all of these upgrades are fairly straightforward. You are simply making a property that was once either uninhabited or even uninhabitable, once more habitable. However, depending on the location of your property and the works you are carrying out, you may need to undertake the added step of applying for planning permission.
In places like Cork, you may have to consider whether you are retrofitting a protected building or if your property is in an area of architectural significance. There are 1481 structures listed on the Record of Protected Structures as well as 44 Architectural Conservation Areas in Cork. If you are undertaking a house renovation in an area of Architectural Conservation, you may need to apply for planning permission for simple upgrades on the exterior of your home such as replacing windows, gates, fences, and doors. This whole process can be made easier by availing of our planning application services. The qualified engineers at BCE have experience working with clients in Cork City and the surrounding area, helping them navigate the complexities of upgrading period or protected homes.
Quality Assurance Through Snag Lists
Retrofitting an old house is a marathon, not a sprint. From the application for the vacant property grant, to the structural survey, potential planning permission application, and getting works done, this can be a long process. The time, energy, and of course money, put into the project can feel overwhelming, but as with most things, it is all worth it in the end when your new home is ready for you to move into and another empty property is empty no more.
There is one final step you need to take before you start moving the furniture in and that is commissioning a snag list. A professional snag list will ensure that no corners were cut and all of the grant-funded work has been finished properly. It is essentially crossing your t’s and dotting your i’s at the end of a long building process. But in commissioning a snag list, you will ensure that your property is finished to the highest standards
Conclusion
The Vacant Property Grant is an incredible opportunity to do up an old or vacant property exactly to your tastes. But the real value comes from doing the retrofit properly and the best way to do so is with the help of an engineer. They can guide you through the process, assist with applications, and advise you as to what work needs to get done. If you are considering availing of the Vacant Property Grant and want to make sure that your retrofit is safe, compliant, and sustainable, get in touch with our team of consulting engineers today.
These days, it seems like everyone has a planning permission horror story, whether it’s an aunt who had permission refused near the family home or that fella up the road who just couldn’t seem to get his plans approved, no matter what he did. There is nothing more frustrating than investing time and money into a planning application, only to see it get refused.
Refusals often happen because of mistakes in the application, land use restrictions, or overlooked requirements. And while your nan lighting a candle for your planning permission is a lovely gesture, what really makes the difference is following expert advice when compiling your application.
Planning experts like BCE have years of experience securing planning permission across Cork City and County. Their expertise helps clients avoid the most common pitfalls that lead to a denied application.
Reason 1: Incomplete or Incorrect Paperwork
A complete planning permission application requires a lot of detailed information. You’ll need correctly filled-out forms, technical drawings, and highly accurate site maps, just to name a few essential components.
Missing documents, poorly drawn maps, or failure to meet submission requirements are some of the most common causes of refusal.
When you work with a team of planning permission professionals, they will ensure that every application is fully compliant before submission, which will give your project the best possible chance of success.
Reason 2: Zoning and Land Use Restrictions
Regardless of what you would like to do with your property, local development plans and zoning laws play a significant role in determining what can and cannot be built in a particular area.
Local development plans set out how an area is intended to be used, whether for residential, commercial, industrial, or recreational purposes. Reviewing the development plan for your area should always be the first step in the planning permission process, because if your project clashes with it, approval is unlikely.
Our team at BCE has an in-depth understanding of Cork’s development plans. We can advise on whether your proposal is feasible and adapt your plans to comply with local requirements, helping to avoid unnecessary refusals.
Reason 3: Environmental or Neighbouring Impact
The impact of your development is another major reason applications are refused.
Neighbours can also raise valid objections if they believe your project will negatively affect their property. Concerns often include site access, overshadowing, or loss of privacy. While objections don’t automatically mean refusal, they can complicate the process if they’re well-founded.
Our team at BCE has extensive experience with the planning environment in Cork City and County and can identify potential environmental or neighbour-related issues early. Our engineers can help design around them and provide supporting reports to strengthen your case.
Reason 4: Design or Technical Shortcomings
Sometimes an application is refused not because of where you want to build, but because of how it has been designed.
Poorly thought-out designs, failure to meet building regulations, or missing engineering input can all raise red flags for planning authorities. For example, applications may be declined if the structural safety of a building hasn’t been adequately addressed, or if the proposed design doesn’t fit the character of the surrounding area.
BCE brings both technical expertise and practical experience to every application. We make sure your plans are not only compliant with building standards but also realistic and achievable, reducing the risk of refusal on technical grounds.
Reason 5: Lack of Supporting Reports
Depending on your project, additional reports may be required as part of your planning permission application. These can include:
Applications are sometimes refused simply because the applicant didn’t realise these supporting documents were needed. At BCE, we prepare and supply these reports in-house or through trusted specialists, ensuring your application has everything it needs to move forward.
How BCE Helps Clients Get Approval
BCE has been serving clients in Cork since 2021, but our engineers bring many more years of industry experience to the table. To date, we’ve assisted in over 50 successful planning applications across Cork City and County.
Our approachable service is designed to take the stress out of the process. We explain complex requirements in plain language, ensure your application is fully compliant, and prepare the supporting reports and drawings you need.
Conclusion
Planning refusals can and do happen, but with the proper guidance, approval is much more likely. Compiling a successful application often requires CAD drawings, engineering surveys, and detailed reports, all of which can feel overwhelming if you try to manage them alone.
Working with an experienced engineering consultant doesn’t just strengthen your application, but it also makes the process less stressful.
If you’re ready to take the next step in your project, get in touch with BCE today to discuss your planning application.
Walk onto any building site and you’ll usually find three key professionals: engineers, architects, and builders. While they often work side by side and share similar goals, each plays a very different role in the construction process. So, who do you call when you’re planning a home extension? What’s the difference between an engineer v builder, or an architect v engineer? And when should you hire a structural engineer?
In this article, we’ll break down the roles of each professional and help you figure out who to call in common real-life scenarios. At BCE Consulting Engineers, we’ve carried out thousands of inspections, surveys, and assessments, so we know a thing or two about what each role involves and when to bring them in.
What Does a Consulting Engineer Do?
A consulting engineer is the person you call when you need expert, unbiased advice on anything structural. Whether you’re buying a home, planning a build, or sorting out a compliance issue, an engineer can help. At BCE, we regularly carry out structural assessments, boundary surveys, and snag list inspections. All of the engineers on our team hold engineering degrees and bring technical expertise to every job. When you work with BCE, you’re not just getting an opinion, you’re getting facts. If you’re unsure about a crack, a bulging wall, or a planning concern, hire a structural engineer.
What Does an Architect Do?
Architects are the design minds behind most building projects. They focus on how a space looks and feels, considering aspects such as the layout, light, flow, and overall aesthetic. Whether you’re building from scratch or changing your home’s layout, an architect can help bring your vision to life. They also prepare drawings for planning applications and are familiar with local regulations. That said, most architects will work closely with an engineer to ensure the design is structurally sound. So, while the architect focuses on how it looks, the engineer makes sure it actually works and won’t fall down.
What Does a Builder Do?
When it comes to builders, their role is in the name. Simply put, they build things. Builders take the technical plans and schematics that engineers and architects have put together and turn their plans into reality. They execute the construction and renovation work, acting on the plans and specifications provided by engineers and architects. While builders hold a high degree of technical knowledge when it comes to construction and building materials, they should not be relied on when it comes to inspections or structural guidance.
Who Should You Call?
There are quite a few common scenarios that arise where you may find yourself wondering whether you need to hire an engineer, an architect, or a builder. Below, we have broken down these scenarios and let you know the right person to call.
“I’m buying an older house and want to know its condition.”
When it comes to purchasing a second-hand home, whether it is 10 years old or 100 years old, an engineer is going to be the best person to inspect the home and give you an in-depth assessment of its condition. Engineers are the professionals who most commonly perform Pre Purchase Surveys, which are used by buyers to assess whether or not a home is worth buying. So, when it comes to purchasing a second-hand home, hire a structural engineer.
“I want to redesign my home layout and apply for planning.”
Architects and engineers can both assist you in designing and drawing up plans for your home’s redesign. Both architects and engineers will also be familiar with the local planning laws and regulations; however, there are still some key differences between the two professions.
While some architects can help you with planning, their expertise is in design. Essentially, an architect would be able to come up with a beautiful redesign for your home, but you might still need an engineer to help you with more technical schematics as well as the planning application.
An engineer will have in-depth knowledge of building regulations, materials, and prices. They will be able to put together a design for you, but it might not be as creative as the architect’s design. An engineer will also be very familiar with the planning requirements and will be able to provide Planning Application support.
“A crack has appeared in my wall.”
The last thing you want to wake up to is a crack in your bedroom wall, but when cracks appear, it is better to address them. When structural issues start to appear in your home, that’s a good time to hire a structural engineer who will be able to thoroughly investigate the situation and let you know how to fix it. A builder will most likely need to be hired once the engineer has discovered the source of the issue and come up with a solution.
“I want to start a rear extension.”
Extending your home will often require creating new designs, potentially applying for planning permission, and then works to construct the extension. For a project like this, you want to start with an architect or an engineer. Both will be able to help you understand the feasibility of your project and design the project. An engineer will be able to assist with any potential planning permission applications as well. Once you have settled on a design and have received any necessary planning permission, then you can engage a builder to carry out the works.
“There’s a dispute about my property’s boundary.”
When it comes to property lines and boundaries, an engineer is going to be the only type of professional qualified to offer impartial advice on the dispute. An engineer will perform a boundary survey using GPS to map out the exact location of your property line before comparing the information to historical maps and deeds and delivering a professional boundary map with coordinates.
Why It Matters to Choose the Right Professional
When you start a building or renovation project with the wrong expert, it can lead to costly delays, project redesigns, or even safety risks. For example, relying solely on a builder to assess structural cracks or provide compliance advice can result in work being done incorrectly and having to be redone entirely.
Every professional plays a specific role: an architect will help you visualise a beautiful and functional layout, an engineer will ensure it’s structurally sound and meets regulations, and a builder will bring it all to life. Starting with the correct expert saves time, reduces stress, and avoids the need for last-minute changes or unexpected expenses.
Hiring a civil engineer or structural engineer early in the construction process means your plans comply with local codes and regulations. This is particularly important for structural projects like extensions, attic conversions, or wall removals, where failure to comply can result in legal or insurance issues.
Whether you’re planning a renovation, addressing a defect, or resolving a boundary issue, it’s worth consulting the right expert at the right time. The right professional will offer valuable advice when you are making decisions that impact the value and safety of your property.
Conclusion
Choosing between an architect, engineer, or builder depends entirely on your project’s needs. If you need a design, call an architect. If you need technical guidance or a structural inspection, hire a structural engineer. And once your plans are in place, bring in a trusted builder to carry out the works.
Understanding the difference between an architect v engineer, or an engineer v builder, can save you time, money, and stress. And if you’re unsure who to call, BCE Consulting Engineers is always here to advise or refer you to the right professional. Get in touch with our team today.
Congratulations! If you’re reading this blog, you’ve likely gone sale agreed on what could potentially be your new home. You’ve gone through the mortgage approval process, potentially won a bidding war, commissioned an engineer’s report, and are now looking at a detailed survey that you are having a hard time understanding. We completely understand your confusion. Structural surveys, sometimes called engineers’ reports or home buyers’ surveys, can be technical and detailed, which is what you want when you are about to invest in a property, but can be incredibly hard to understand, especially to the untrained eye.
In this guide, we will break down what a house survey covers and explain the structure and content of common reports. Our team at BCE Consulting Engineers has 25 years of experience providing detailed structural surveys for buyers in Cork. We understand that these reports can be confusing, which is why we are available to answer your questions and clarify any uncertainties. To start, read on for a breakdown of a structural survey report.
What Is a Structural Survey Report?
A structural survey report is an in-depth examination of a building’s structure, conducted by a qualified engineer. The report covers everything from the exterior of the building to the interior, including everything from the condition of the internal structure to the roof, pipes, insulation, and foundation. It is generally used by buyers before they finalise a purchase to give them a clear understanding as to the state of the building they are going to purchase. This type of survey is also often required by lenders.
The best way to make an informed decision when purchasing a home is by commissioning a structural survey. If you are wondering, “What type of survey do I need when purchasing a house?” This is it. No other type of survey will give you a clearer picture of the condition of the second-hand home you are planning on buying.
What Does Your Structural Survey Report Cover?
While structural survey reports may vary slightly depending on the engineer carrying them out, they tend to follow a similar format and include the same elements. Here’s a breakdown of what you can typically expect to find:
Summary of Findings
This is a high-level overview of the key issues (if any) identified during the inspection. It’s useful if you want a quick snapshot before diving into the full report.
Individual Elements
The report will break the property down into sections such as the roof, walls, floors, windows, services, and external areas, and asses aspect for defects, deterioration, or signs of movement.
Photos and Annotations
Clear photos are included to support the findings, often with arrows or notes to show exactly what’s been observed. These can help visualise the issues and are useful when discussing repairs with contractors.
Recommendations
Based on the findings, the engineer will offer practical advice including suggested repairs, routine maintenance, or further specialist investigations if needed.
For example, if your engineer were to find an issue in the external brickwork, the defect would be highlighted in the report as follows:
“Cracking noted to the external brickwork on the rear elevation. Cracks run diagonally from the corner of the ground floor window and measure approximately 3–5mm wide. This may indicate localised movement and should be monitored for progression. Repointing and localised repairs are recommended in the short term.”
The description clearly describes the fault and its location as well as hypothesises as to what has caused the fault. It then gives clear feedback on how to rectify the issue.
Common Terms and What They Really Mean
Survey reports use very specific language to describe technical issues in a building, and while the wording might seem cautious or technical, it’s carefully chosen to reflect the severity of the issue as well as the engineer’s level of certainty.
Here’s a quick guide to some of the most common phrases:
Settlement
This refers to the natural movement of a building as it adjusts to ground conditions. Some settlement is expected in older buildings and may not be a cause for concern unless it’s ongoing or uneven.
Damp Ingress
This simply means moisture is getting into the building where it shouldn’t, often through walls, roofs, or floors. It can be caused by poor drainage, damaged gutters, or lack of ventilation.
No Significant Defect
This is used when minor imperfections are present, but nothing that would impact the structural integrity or function of the building. Essentially, this means that you have nothing to worry about.
Recommend Further Investigation
This means your engineer has noticed something that may need more detailed analysis from a specialist damp expert, plumber, electrician, or drainage contractor. It’s a cautious but responsible approach.
Minor Maintenance Required
This usually is just suggesting routine upkeep like clearing gutters, repainting timberwork, or replacing a few tiles. It’s not urgent, but it is best to deal with it before it develops into something more serious.
Have you come across any terms in your structural survey report that you don’t quite understand? Feel free to get in touch with our team at BCE Consulting Engineers. We would be happy to go over your report with you and make sure you understand all the technical elements of your structural survey report.
How to Respond to What You’ve Read
So now that you have a better idea as to what your structural survey is telling you about your property, you need to decide how you are going to respond. Is your structural survey telling you to run away as fast as you can, renegotiate, or go ahead with the purchase?
First off, don’t panic. Pretty much all second-hand properties have at least some minor issues. In our 25 years of performing structural surveys, our team of engineers at BCE has never performed a survey on a second-hand property and found zero issues, minor or otherwise.
Start with the summary, which will give you a clear overview of the engineer’s findings and highlight any urgent issues. From there, you can dive into the rest of the report.
When you are reading through your survey, it is important to understand the context. For example, is the property you are purchasing 200 years old or 20 years old? You would expect to find many more structural issues in a historical property than in something that was built this century. The type of defect is important to consider as well. For example, a leak in the roof is much easier to fix than rising damp throughout the property.
Once you have read through the full survey, you should have enough information to make your next decision.
Negotiate: If the report reveals moderate defects like roof repairs, damp treatment, or window replacements, you may be able to renegotiate the purchase price or ask the seller to carry out works before exchange.
Walk Away: In some rare cases, a report may uncover major structural concerns or signs of serious ongoing movement. If the costs or risks are too high, it is completely okay to walk away.
Seek Further Advice: If you’re unsure about a specific issue highlighted in the report, go ahead and follow the recommendation for a specialist survey such as a boundary survey or a plumbing inspection. This will give you more clarity and help you make an informed decision without guessing.
Do You Need Help Interpreting a Report?
If you are still unsure as to whether you should proceed with a purchase after going through your structural survey, don’t hesitate to seek out a second opinion. Our team at BCE will happily go through your report with you and provide in-depth explanations and advice.
If you commission an engineer’s report from BCE, we are happy to discuss our findings with you after the fact to make sure you have all the information you need to make the right purchasing decision for you and your family.
Conclusion
We understand that purchasing a home can be incredibly overwhelming. While a structural survey should help you gain clarity on your purchase, it is also easy to get lost in the technical terminology and the range of defaults highlighted. However, it is incredibly important not to ignore anything highlighted in the report or misinterpret findings.
Our team of qualified engineers at BCE, led by civil and structural engineer Stephen Michael Boyle, has been helping purchasers make well-informed decisions when it comes to buying a home for over 25 years. Whether you need to commission a structural survey, need help interpreting a report, or need to commission a follow-up survey like a boundary survey, our team is here to help. Get in touch today to discuss your survey report or surveying needs.
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