If you’ve driven out past the Dunkettle interchange lately, you’ll have seen it: construction has begun on a major new development of 550 homes on the edge of Cork city. What’s telling isn’t just the scale of it. It’s how people are paying for them. Around 75% of buyers there are using the Help to Buy scheme, and 25% are using the First Home Scheme.That’s the reality of buying new in Cork right now. Most first-time buyers are leaning on at least one government scheme to get over the line, and a good number are stacking both. If you’re trying to make sense of all the acronyms, you’re not alone. This guide will explain how each scheme works, who qualifies and how they can work together.
What is the Help to Buy scheme?
The first thing to understand about Help to Buy is what it isn’t. It’s not a loan, and it’s not a grant. It’s a tax refund. Specifically, it refunds the Income Tax and DIRT (the tax on savings interest) you’ve paid over the previous four tax years and that money goes towards your deposit.The refund is capped at whichever is lower: €30,000, or 10% of the purchase price. So, on a €350,000 home, the most you could get is €30,000, while on a €250,000 home, you’d be looking at a maximum of €25,000.To qualify, you need to tick a few boxes. You must be a first-time buyer. The property must be a new build or a self-build, so second-hand homes don’t count. It must cost €500,000 or less. Your mortgage needs to cover at least 70% of the purchase price and you must live in the home as your main residence for at least five years.There’s good news on timing too. The scheme has been extended until the end of 2029, so there’s no rush to beat a deadline this year. To give a sense of scale, more than 46,000 Help to Buy claims have been approved between July 2020 and April 2026, benefitting close to 84,000 people. According to Revenue’s figures, the average value of an approved claim to date sits at around €362,700.
What is the First Home Scheme?
The First Home Scheme works in a completely different way. It’s a shared equity scheme, which means the government takes a percentage stake in your property in exchange for topping up the gap between what your mortgage and deposit can cover and what the home costs.Here’s the part that surprises people: there are no strict income caps. Instead, your eligibility is based on borrowing the maximum available to you from a participating lender, as set out in the scheme’s rules and eligibility. In other words, you apply for your full mortgage first and the scheme helps bridge whatever shortfall is left.The price ceilings are set locally, and Cork has two depending on where you’re buying. In Cork City Council areas, the ceiling is €500,000, and in Cork County Council areas it’s €450,000. So, a new build in Douglas or Blackpool falls under the city limit, while one out in Midleton or Carrigaline comes under the county figure.The participating lenders include AIB, Bank of Ireland, EBS, Haven, and PTSB. The scheme has been busy. Recent figures show more than 10,000 approvals have been issued since launch, with 1,037 in the first quarter of 2026 alone, and over €350m provided in total support. The average level of support works out at around €66,000, roughly 17% of the average purchase price of €390,000.
Can you use both schemes together?
Yes, and plenty of buyers do. In fact, national figures show around 66% of First Home Scheme users are also using Help to Buy. The two were designed to sit alongside each other.There’s one catch worth knowing. If you use both together, the maximum equity available through the First Home Scheme drops slightly, from 30% of the purchase price down to 20%. It’s a sensible rule, but it does catch people out, so it’s worth factoring in early.Here’s how it might look in practice. Say you’re buying a new build in Cork for €350,000. You claim the full €30,000 through Help to Buy towards your deposit. The First Home Scheme could then provide up to 20% of the purchase price, which is €70,000, to bridge any remaining gap between your mortgage and the price. Between the two, that’s a serious chunk of the cost covered without either one being a traditional loan from a bank.
What does this mean in practice for Cork buyers?
It means the supports are there and people are using them right now. That Dunkettle development is a live example: real buyers, this year, drawing on both schemes to buy new homes on the edge of the city.Cork is punching above its weight here too. Almost one in five First Home Scheme approvals nationally have been in Cork, which tells you how much these schemes are shaping the local market. If you’re a first-time buyer eyeing a new build anywhere from Ballincollig to Glanmire, the odds are good that one or both schemes will be part of your plan. The key is to map out your strategy early, ideally before you fall for a particular house, so you know exactly what you’re working with.
A note on getting an independent snag inspection
These schemes are brilliant for getting you through the door. But once you’re close to taking ownership of a new build, there’s one more step worth taking before you sign off.Even brand-new homes have defects. We see them regularly, from cosmetic issues like poor plastering and paint marks right through to bigger problems you’d never spot without a trained eye. That’s where an independent snag list inspection comes in. An engineer goes through the property in detail, identifies anything that isn’t finished or up to standard, and puts those issues back on the developer to fix before you accept the home. It’s a small step that protects a very big purchase.At BCE Consulting Engineers, we carry out snag list inspections on new builds across Cork City and County. We’re fully independent and members of Engineers Ireland, so the only interest we have is in giving you an honest assessment. If you’re buying a new home and want it checked properly before you take the keys, get in touch with our team today.
Buying a house in Ireland right now is, without a doubt, very difficult. High demand and fierce competition paired with a stagnant housing supply results in high prices, bidding wars, and long queues for in-person tours.
For first-time homebuyers in Cork or elsewhere in Ireland, careful planning is a must if you want to get a head start on the competition. Knowing what to expect in the house buying process in Ireland can save you time, money, and headaches, which is why we’ve put together this list of the key steps to buying a house in Ireland. As consulting engineers based in Cork, we hope that every prospective homeowner is armed and ready with these helpful tips.
Work Out What You Can Actually Afford
The first and perhaps one of the most important steps to buying a house in Ireland is to purchase within your means. Be reasonable with yourself and your expectations and be realistic. Of course, finances are closely linked with the location of the property, so it’s also a good idea to make some basic decisions about locations here.
Assuming you will purchase with a mortgage loan, work out how much your monthly repayments will be, and don’t forget to account for additional maintenance and repair costs. Most buyers eligible for a mortgage loan can expect around 3.5x their gross annual income from Irish banks, but a 10% deposit is typically required. E.g. for a house costing €350,000, the buyer must pay €35,000 (10%) up front.
If you’re a first-time homebuyer, consider the Help to Buy scheme and/or First Home Scheme. If you meet the eligibility criteria, you could save tens of thousands of euros.
You should also try to remember that any time you see a listed selling price, add on a few % to account for additional and necessary costs, such as solicitor fees, Stamp Duty, property valuation fees, and moving costs. It varies, but usually, it’s a few thousand euros you must have ready in addition to the purchase price.
Get Mortgage Approval in Principle
Working out the “napkin maths” of home purchase costs in Ireland is a good start, and it’s enough to fidget around with mortgage rates and terms. Once you’ve narrowed down your budget a little more and perhaps have started viewing some properties, you should start to be a little more specific with mortgage calculators (most major banks have free online mortgage calculators) and applying for an Approval in Principle (AIP).
An AIP is a lender’s preliminary indicator, telling you how much they’re willing to lend. It’ll remain valid for about six months and can help you stick within a realistic budget. Estate agents take them more seriously, putting you in a better position when making offers. You typically need to show documentation including payslips, bank statements, proof of deposit, and employment details to request mortgage approval.
Lastly, banks and other financial institutions are mortgage lenders, and they do offer different rates and terms, so it’s worth shopping around.
Find Your Property
Surely as a homebuyer, you’re already using (or should beusing) Daft or MyHome to find your ideal property. But are you tapping into local knowledge and expertise? Local estate agents can give you a much better impression of a particular neighbourhood’s market dynamics, realistic selling prices, and potential.
Furthermore, are you certain that the selling price is within reason for a particular home? The Property Price Register can give you exact historical data on how much your desired home, and/or those within the area, have sold for.
Keep in mind that homes sold in Ireland must have a Building Energy Rating (BER). Energy efficiency is quite valuable nowadays, so higher BER-rated properties may be more desirable.
Don’t neglect the costs of remodelling and renovation, either. Old homes may sometimes be quite cheap, but you could be looking at tens (or even hundreds) of thousands of euros to make the home habitable.
Make an Offer
Once you’ve narrowed down a desirable home in a desirable location at a reasonable listed price, and ideally with a mortgage Approval in Principle, you’re well-prepared to start making offers.
But before you come out guns blazing, keep in mind that in Ireland, offers are not legally bindinguntil contracts are signed. Buyers can withdraw at any point, for any reason, before the contract is signed.
Set a price ceiling and stick firm to it, but on the other hand, be willing to negotiate fairly with the seller. Remember that the home’s selling price takes into account the visible, stated condition of the home. We’ll touch on this more in our next point, and it’s important because the way a house looks doesn’t always reflect the actual condition!
Once the seller agrees to an offer, you’ll have to pay a booking deposit to your estate agent to secure the sale. This can be refunded up until the signing of the contract. Inform your solicitor at this stage.
Commission a Pre-Purchase Survey
The three biggest factors in the price of a home in Ireland are location, location, and location. Assuming you’ve followed the above steps, you already have that secured. Now, when it comes to assessing the value of a home, one of the biggest mistakes to avoid is to assume that a house’s stated condition (reflected in the price and the mortgage valuation) is the same as its actual condition (not necessarily reflected in the price).
In Ireland, caveat emptor “buyer beware” is the norm in real estate. Legally, the buyer is responsible for the home, including remediating any faults or defects which could have been inherited from the seller. Given that some repairs (e.g. roofing, framing, or even foundations) can easily cost tens of thousands of euros, and many of these faults may be invisible to the naked eye, how can you avoid being stung by a slew of costly repairs on your new home?
The answer is quite simple: Pre-Purchase Surveys from qualified surveyors and engineers. These surveys differ from mortgage valuations because they look at the actual conditions of a property and all of its elements, e.g. dampness, mould, rot, structural stability, roofing, plumbing/electrical/HVAC, presence of unauthorised modifications, and much more.
Thousands upon thousands of homes in Ireland, especially older homes, are full of faults and defects. Many may be cosmetic or simple home improvement projects, others may be extremely costly and necessary for safety and to bring the home into compliance with Irish standards and local council authorities.
The pre-purchase survey allows homebuyers to negotiate a fairer price with the seller, request that works take place as a condition of the purchase, or simply to walk away from a bad deal altogether. These surveys cost very little compared to the potential cost of repairs, not to mention the headaches or even the health hazards that could be present in the home.
These surveys are for second-hand homes, but if you’re buying a new build, you should consider retaining a Snag List Inspection instead.
The Legal Process of Buying a Home
This particular step can appear daunting to a first-time homebuyer in Ireland, but it doesn’t need to be. A solicitor is necessary when buying (or selling) a home in Ireland, and they’ll look after the essentials, but they are also quite helpful in various stages of the transaction (conveyancing) process.
Firstly, your solicitor will help you review the sale contract, conduct title searches, and can identify any legal issues with the property (e.g. covenants). In other words, they’ll make sure everything’s good to go.
Your 10% deposit is due when signing the contract with the seller. The contract, once signed, is legally binding and it formalises the sale. Your solicitor will then finalise the process by going through the closing process, doing title checks, transferring funds, and helping with mortgage drawdown. On closing day, you receive the keys to your new home and the funds are transferred.
Getting the Keys
With keys in hand, the property is now yours and it’s certainly an appropriate time to celebrate and to organise a housewarming party! Before getting too carried away, however, try to get a few things done after moving in, and the sooner, the better.
First, make sure that you change the locks and have new keys cut. Set up accounts with local utilities (water, gas, electric), internet provider, and home insurance. Change your registered address with Revenue, your bank, electoral register, and notify others of your new address. Make sure to register for Local Property Tax, too.
Buy Your Home with Confidence and Peace of Mind
While looking for a new home in Ireland can be quite exciting and definitely stressful, it doesn’t need to come with the added stress of moving into a home riddled with costly repairs that now fall on your shoulders.
Buying a home isn’t something we do every day; it’s one of the single biggest financial decisions of our lives. Following the steps to buying a house in Ireland gives you a head start, while retaining a pre-purchase survey or snag list gives you confidence and peace of mind that the property’s listed price fairly represents its actual condition. BCE Consulting Engineers can assist with professional pre-purchase surveys and snag lists before contracts are signed, empowering homebuyers in Ireland.
Home prices have soared so tremendously that many are now considering building a house in Ireland, but is it a good alternative to buying a second-hand or new-build home?
It’s been quite a while since we’ve felt the Celtic Tiger’s mighty roar. For well over a decade, it’s been dampened into a little meow, and we are all feeling the effects of the current housing crisis. High demand paired with a housing supply that struggles to grow can only mean one thing: ridiculously high asking prices. Forget about Dublin, forget about Cork County even, unless you’re willing to build your own home for a much more reasonable price.
It’s what many of our ancestors did, and it’s becoming increasingly attractive for families who have inherited land, rural buyers, or simply anyone looking for a more affordable alternative. Instead of wondering how to go about building your own home in Ireland, you might want to start thinking, “where do we start?” This practical, simple guide should give you a head start during the early stages of building a house in Ireland.
Is Building Your Own Home in Ireland Actually Achievable?
If you’ve pondered building your own home rather than going the route of buying one, which is quickly becoming an unattainable reality for many, unfortunately, you may be worried about the practicality of doing so. Rest assured that self-build homes are very common in Ireland, especially in rural areas and outside of cities like Dublin, Cork, and Galway.
In 2024 alone, over 30,000 new dwellings were added to Ireland’s housing stock, with a growing share being self-builds. County Cork, in particular, is drawing many applications for self-build projects thanks to its good mix of rural land, idyllic commuter villages, and a sprawling coastline. It’s now one of the trendiest places to self-build in all of Ireland.
Before we get ahead of ourselves, let’s first take a quick look at the pros and cons of self-build projects:
Pros of Self-Build Homes in Ireland
Full design control, including layout and finish
More cost-efficient than buying new or second-hand (generally)
Meet modern energy standards right from the get-go
Built exactly to your family’s requirements
Cons of Self-Build Homes in Ireland
Longer process than buying an existing home
Requires significantly more project management
Can lead to cost overruns if not carefully planned in advance
NOT a suitable DIY project as professional input is essential throughout
The Self-Build Process in Ireland – Step by Step
If you’re in the early planning stages of a self-built home in Ireland, here’s a step-by-step walkthrough so that you know what to expect:
Step 1: Choose Your Build Site
This may already be chosen for you, e.g. you’ve inherited land from a family member. Otherwise, you’ll need to purchase a vacant plot of land. In either case, you will need a solicitor who can confirm that the title is clear before proceeding any further.
Step 2: Consult an Engineer Early
This is perhaps one of the most essential steps to emphasise. Engaging a qualified engineer early on is crucial. Engineers can assess the feasibility of your project, including your preferred design(s), budget constraints, and all of the technical aspects of construction. Do not wait until later on and bring an engineer into the project at your earliest convenience.
Step 3: Apply for Planning Permissions
Practically every new home in Ireland requires planning permission from the local planning authority. You should endeavour to attend a pre-planning meeting with your local council before submitting your planning application, containing all relevant drawings to support it. An engineer can assist with this important phase.
Step 4: Secure Financing
With a self-build, you won’t be applying for a traditional mortgage. Instead, you’ll need a self-build mortgage in Ireland, unless you have sufficient capital to fund it completely. These mortgages are drawn down according to construction milestones, not a lump sum. For more in-depth information on funding, consider the First Home Scheme for new builds.
Step 5: Project Design and Tender
With planning permissions secured, you can get to work on securing a contractor. You’ll need detailed construction drawings prepared by a competent engineer. These drawings are sent out to tender with selected contractors. Your engineer will ensure that the project specifications are accurate and compliant to code and standards, and they can further assist by making sure that the tender process is fair and competitive so that you get a good contractor at a fair price.
Step 6: Construction and Sign-Off
Your contractors can now begin to put that proverbial first spade in the ground and get cracking with your brand-new home. You’ll need to make sure that the home is registered with the Building Control Management System (BCMS).
Furthermore, an assigned certifier (typically an architect, engineer, or building surveyor) should arrange for inspections at key stages of the development. These usually include: after laying the foundation, applying damp proofing, roofing, first fixes, and final completion. Once the build is complete and fully compliant with all relevant Irish regulations and approved plans, a Completion Certificate is issued.
How Much Does It Cost to Build a House in Ireland?
The cost of building a house in Irelandwill naturally vary, and often by quite a bit, depending on many factors. This is just like buying an existing home, except that, all other things held equal, the final cost can be quite a bit lower than buying.
Perhaps the single best method of calculating the cost of a new build is to multiply the total floor area (in m2) by the cost/m2 from reliable statistics from the Society of Chartered Surveyors Ireland (SCSI). As of 2024, they estimate the €/m2 for a semi-detached dwelling in County Cork at around €2,720 and around €2,980 for a detached dwelling. Outside of Cork City, costs for a standard specification house might be around €2,000–€2,500/m² in current market conditions.
Moreover, you’ll need to consider the costs of building a timber frame vs a block construction. The former is generally faster and cheaper to build, and it’s becoming increasingly popular for energy performance. The latter will generally last longer and offers superior insulation but tends to cost more since it takes longer to build.
Make sure to account for professional fees from an engineer, architect, quantity surveyor, solicitor, and so on. These are necessary, and they’re often given as a percentage of the total cost. You should also make sure that any construction estimate contains a contingency of around 10% to 20% for unexpected costs that may arise. Lastly, be sure to include the mandatory VAT of 13.5% for construction costs in Ireland.
While online calculators can give you a good, rough idea of how much your new build may cost, they are nowhere nearly as accurate as what you’ll get from a professional construction estimate prepared by a quantity surveyor.
Timber Frame vs Block: Which Is Right for You?
With few exceptions, your new house design will fall into one of two broad categories: timber frame construction or block construction. Both are excellent when built by a competent contractor, but they each have their own unique advantages you should consider:
Timber Frame
Timber framed houses in Irelandare quickly becoming favoured by many first-time homebuyers, and their popularity has reached the mainstream. These homes can often be framed in a matter of days, and total construction time is often drastically shorter than block construction. This cuts down on labour, which in turn can make them more affordable.
Timber homes can offer excellent thermal insulation performance but note that they tend to require more careful moisture management during construction. Moreover, as of May 2025, Ireland’s Fire Safety Regulations have undergone a thorough overhaul which directly affects timber frame construction.
Block/Masonry
A truly traditional Irish construction method, block or masonry construction can stand the test of time, as evidenced by the many old block construction homes that have stood here in Cork City and surrounding communities for centuries. Local tradespeople tend to have a good understanding of block construction techniques, so it’s familiar and these tradespeople often have considerable experience with it.
On the other hand, it is quite a bit slower in terms of project timelines. Framing will take longer, but in exchange, you get a home that has excellent thermal mass and sound insulation, great longevity and durability, and it’s possible to achieve a BER A rating with a good insulation specification.
Timber Frame vs Block: Which is Better?
Which type of home is best for your family? Well, in all likelihood, the decision will come down to your personal preference, your budget, suitability of the site, and the availability of local tradespeople. An engineer can advise you on which type of construction is the most feasible, which can help you narrow down your choice.
Passive House and Energy Standards – What Self-Builders Need to Know
A new build home must meet several standards, notably energy standards which have changed quite a bit over the years. Since 2019, Part L of the Irish Building Regulations now requires new homes to essentially have an A-rated BER to be compliant. Part L is concerned with Nearly Zero Energy Buildings, which relate to the conservation of fuel and energy. You can learn more about these at SEAI.
Self-builds are perfectly positioned to meet these standards and be considered “passive houses.” A passive house in Irelandis an ultra-low energy consumption house that satisfies several criteria for energy conservation and sustainability. These include high-performance insulation, airtight construction, and mechanical ventilation with heat recovery. For many new builds, modern heat pumps, solar photovoltaic (PV) systems, and high-performance window glazing are becoming standard features, and it’s often much cheaper and easier to design these from the beginning than to retrofit them later on.
For several of these features, SEAI grants are available (such as the Solar Energy Grant scheme), which can cover a large chunk of the initial investment.
Why the Engineer’s Role in a Self-Build Matters More Than You Think
Throughout every step of the process of a self-build home construction project, an engineer is vital. Unfortunately, many self-builders underestimate the importance of an engineer throughout the process, only engaging one at the end of the project sign-off.
A qualified and licensed engineer can end up saving you a substantial amount of money by making sure that everything is in order before costly mistakes are made. They can assist with site assessment and feasibility in the early planning of the project, prepare drawings and support with planning applications, assist with structural design of key elements like the foundation, floors, structural walls, and roof, ensure proper specification of all building materials and systems, and provide in-person inspections at key construction milestones in compliance with BCMS requirements.
Furthermore, engineers can issue important documentation such as certificates for mortgage state drawdowns, as well as a final completion certificate once the house is fully built and ready to be handed over to you.
Don’t leave out an engineer until the very end of the process! They’re professionals who ensure that your home is on track, within budget, and fully legally compliant from day one.
Build Your Dream Home in Cork with BCE Consulting
Building your very own home from the ground up can be quite exciting, but it can be equally stressful if you don’t know where to start. It does have its fair share of challenges, but they’re all manageable and the end result is immensely rewarding. When you’re working with a good team of engineers right from the start, it’s a lot more manageable and a lot less stressful.
If you’re in the early planning stages for a self-build home in Cork, contact BCE Consulting for a no-commitment, no-stress consultation. Come to us with your ideas and we’ll give you clarity and walk you through the steps of a self-build, all in easy-to-understand terms and language.
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.
BCE was contacted by a family purchasing a new build house near the town of Macroom in County Cork earlier this year to perform a snag list inspection on their house. They were in the process of purchasing a three-bedroom semidetached two storey home from a very reputable developer who has built estates across the country.
The family had been advised by their builder and solicitor to have a snag list inspection completed by a trusted third-party engineering company before keys were exchanged which is why they contacted BCE Consulting Engineers.
The Objective and Approach
BCE was contracted to perform a snag list on the property as soon as the construction had been practically completed. At this point, all structural, electrical, plumbing, and finishing works were finished and all that was left was for our team to perform our inspection. During our snag list inspections, we look for any issues in construction including defects, unfished work, or poor construction.
Approach:
We perform a thorough inspection beginning with the outside of the property and then going through every room in the house including the attic and any storage spaces Our team of qualified engineers has over two decades of combined experience when it comes to performing snag list inspections so not only do we know what to look out for, we also know to be on the lookout for unexpected issues.
Key Findings:
During the course of our inspection, our engineer discovered cracks in two of the newly installed windows. These cracks not only negated the window’s insulating properties but also posed as a safety risk for the family who would be moving into this house.
In addition to this finding, our team also discovered issues including incorrectly installed windows and haphazard finishes throughout the property such as poor plastering, paint drips, and incorrectly installed screws.
Result:
The findings from our snag list inspection were shared with our clients and the developer. This allowed the developer to rectify all of the issues we had found which included replacing the cracked windows.
Based on our estimates, a standard uPVC window costs between €450–€560 which means, based on a conservative estimate, that our client saved over €800 by commissioning a snag list inspection. This number does not account for the additional work the developers did following our report including fixing the poorly installed windows, redoing plastering work, repainting, and correctly installing screws.
Following this work, the family proceeded with the purchase with confidence and has been happily living in their new home for the last 9 months without any issues.
If you are interested in commissioning a snag list inspection from BCE, you can get in contact with our team here.
When you are buying a home, especially a new build, it is easy to get swept up in the purchasing process and proceed without commissioning a professional inspection. However trustworthy the seller or agency is, it is important to always commission a professional engineering survey to protect yourself from any hidden issues such as missing insulation or defects that simply aren’t visible to the untrained eye.
Why Professional Inspections Matter
There are a couple of key reasons these inspections are so important. First, they protect you from unpleasant surprises such as issues like dampness, structural problems, or poor workmanship that may not show up until months after you move in. A professional inspection ensures these problems are caught early, documented properly, and addressed before you’re responsible for them.
Secondly, inspections help ensure that your home meets Irish building standards, planning requirements, and safety regulations. Not all issues are dramatic, obvious, or even noticeable to the untrained eye. Sometimes it’s the small details that cause the biggest headaches later.
And finally, different types of inspections apply at different stages of the homeowner journey. You need different inspections before buying, before moving in, and even long after you’ve settled in. Knowing which inspection you need and when you need it will save you both time and money.
1. Snag List Inspections — Checking New Builds Before Handover
When purchasing a new build home, a snag list inspection is essential to ensure that your home is properly finished and that any mistakes or oversights during the building process are documented and corrected before the keys exchange hands.
A snag list inspection is carried out on brand-new homes just before you move in. Its purpose is to identify the “snags” which are small but important defects that can affect the comfort, quality, or even the safety of your new home. These can include cracked plaster, uneven floors, poor paintwork, insulation gaps, misaligned doors, or unfinished fittings.
A professional engineer will prepare a detailed report that you can give to the builder, ensuring everything is corrected before you officially take ownership. This not only gives you peace of mind but also ensures you’re getting the standard of home you paid for.
2. Pre-Purchase Surveys — Assessing an Existing Home Before You Buy
Like a snag list, a pre-purchase survey is an essential survey to carry out on a house before you buy it; however, pre-purchase surveys or engineering reports are only carried out on second-hand homes.
This type of home inspection focuses on the issues that naturally arise as a building ages, such as structural soundness, dampness, roof condition, compliance issues, poor drainage, or signs of long-term wear and tear. Just like a snag list inspection, this type of house survey includes information that can prevent you from being saddled with hidden issues after purchase.
A pre-purchase inspection is often required by mortgage lenders and is strongly recommended by solicitors. It’s also ideal for investment properties, older homes, or any property where you want clarity before committing to such a significant purchase.
3. Boundary Surveys — Knowing Exactly Where Your Property Lines Are
A boundary survey is highly recommended when purchasing a rural property or an irregularly shaped property as it provides clarity as to where exactly the property boundaries are located.
At BCE, we conduct boundary surveys using high tech GPS systems and total station equipment, ensuring that our maps are incredibly accurate. Our surveys include a thorough analysis of the property boundaries as recorded in the Land Registry and in any historical maps or title information available. This allows us to identify any discrepancies as well as highlight any potential boundary issues you may have with neighbours.
Boundary clarity is particularly important if you plan to build an extension, install fencing, add a driveway, or if you simply want to avoid any future boundary disputes. Knowing exactly what you own and what you don’t is essential for long-term planning.
Choosing the Right Engineer
When it comes to choosing an engineer for your house inspection, it is important to pick someone who is local and has good working knowledge of any regional regulations, site conditions, or common issues in the area.
A wide range of experience is also important when it comes to spotting hidden issues. Stephen Michael Boyle, the head engineer at BCE, started his career in fabrication and construction before earning his engineering degree from MTU. This range of experience gives him the unique ability to spot defects and vulnerabilities.
Working with a Cork-based engineer offers an added advantage: they understand the unique characteristics of local building practices, soil conditions, planning requirements, and design trends. Cork has its own quirks, from subsidence issues to older housing stock, and having someone who knows the area can make inspections far more effective and accurate.
Whether you’re dealing with a new build in a housing estate, a city-centre terrace, or a rural property outside the county bounds, local expertise can mean the difference between a smooth handover and a costly surprise.
Final Thoughts
Ifyou’rebuying a new build property, building your dream home from the ground up, or renovating an existing property, commissioning the right inspection will save you time and money as well as potentially help you avoid larger issues down the line. Hopefully this blog has given you some clarity as to which type of inspection is right for your project but if you have any questions, feel free to contact our engineering team today.
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