Purchasing a property can be an overwhelming process, whether you are buying a new build, a second-hand home, or building your dream home. Not only are the stakes high, but the process can be confusing as well.
If you’re wondering if you need a survey when buying your home, the answer is yes. But the type of survey you need depends on the house you are purchasing.
At BCE, we often speak with clients who are unsure whether they need a snag list or a pre-purchase survey. These two inspections serve different purposes and apply to different types of properties. In this guide, we’ll clarify the key differences between them to help you decide which one you need.
Should I get a home buyers survey?
If you’re buying a second-hand home, then yes, you should absolutely get a home buyers survey. A home buyer’s survey is a survey conducted by a qualified engineer or surveyor on a second-hand property before purchase. It is a full condition report of a second-hand home, going through everything from the roof condition, structural movement, condition of external and internal walls, damp, and subsidence.
Sometimes called a pre-purchase survey, an engineer’s report, or even a structural survey, the report highlights any and all issues a property may have, giving buyers a better understanding of the full condition of the property they are about to purchase. The purchaser is responsible for commissioning a survey after they have agreed on a sale for a property, but before the purchase has been finalised.
Buying a home or property is a huge investment. Just like you wouldn’t buy a second-hand car without having it inspected by a mechanic that you trust, it is essential that you get a property inspected before you purchase it in order to fully understand the condition of the building that you are purchasing.
At BCE, we offer thorough and fast-turnaround Pre-Purchase Surveys, tailored for buyers who want to make informed, confident decisions.
When do I need a Snag List?
A snag list is used specifically for new builds and renovated homes and is generally the final step of the building process before the keys are handed over to the buyer. Snagging involves a thorough inspection by a qualified professional like the engineers at BCE. The purpose of the inspection is to catch any minor or major defects or “snags” before the buyer takes ownership of the property and moves in. These issues can include:
- Poor paint finishes
- Misaligned or squeaky doors
- Cracked tiles
- Incomplete electrical fittings
- Faulty plumbing
- Missing insulation
- Loose fixtures
While these may seem like small details, they can quickly add up and even point to broader workmanship issues. The builder is typically responsible for correcting any defects noted on the snag list before final handover.
If you’re purchasing a new home, you’ll want to schedule a Snag List Inspection to ensure your builder has delivered what was promised down to the smallest detail.
Snag List vs Pre-Purchase Survey: Key Differences
Snag List:
| Purpose | Quality control for new builds or renovations. |
| Timing | Carried out after construction, before the final handover from the builder. |
| Depth of inspection | Focuses on external features and the finish of the property. |
| Who needs it | Buyers purchasing new builds or carrying out renovations. |
| Who carries out the survey | A qualified engineer. |
Pre-Purchase Survey:
| Purpose | Provides an overview of the general condition of a building. |
| Timing | Carried out after the property is sale agreed but before the purchase is finalised. |
| Depth of inspection | Complete inspection including internal features. |
| Who needs it | Buyers purchasing second-hand homes. |
| Who carries out the survey | A qualified engineer. |
Do You Need Both?
While both a snag list survey and a pre-purchase survey are necessary final steps when purchasing a property, you will most likely only need to commission one type of survey on the property you are buying.
A snag list inspection is only completed on new build properties before the property is handed over from the builder to the buyer. In contrast, home buyers’ surveys are not completed on new build properties and are instead used when purchasing second-hand homes. Because of this distinction, new build homes vs second-hand homes, it is unlikely that you would need to commission both types of surveys.
However, there are rare exceptions. For example, if you’re buying a newly renovated second-hand home, you might benefit from both types of inspections. In such cases, or if you’re unsure what house survey you should get, your best course of action is to speak with a professional engineer like BCE to help you get some clarity and professional advice.
At BCE, we’re happy to advise you on which inspection best fits your situation. Just get in touch and we’ll point you in the right direction.
Why Choose BCE for Your Survey or Snag List?
Our team of qualified engineers has been working in Cork for the last 25 years. Stephen Boyle, our lead engineer and founder of BCE, began his career in metal fabrication and construction, which gives him and his team a unique insight into both building quality and structural integrity.
Buyers trust BCE because of our local knowledge, thorough reporting, and because of our engineering expertise. Don’t believe us? See what our clients have to say:
“We brought in BCE to run a snag list inspection after our new office was remodelled. Their team put together a really detailed report and worked directly with our builders to make sure everything was finished to their usual high standards. Just waiting on the furniture now, then we’re ready to move in!” Ian Carrol, Director of Cork based digital marketing agency, Digital Funnel.
Whether you need a Pre-Purchase Survey or a Snag List Inspection, BCE is here to help you protect your investment and secure your peace of mind.
Conclusion
So, to answer your questions:
“Do I need a home buyers survey?”
Yes, generally only when buying a second-hand home. If you are purchasing a new build or embarking on a self-build project, then the final step in the process is a Snag List.
“Do I need a survey on a new build?”
Not exactly. For a new build, you just need a Snag List, which ensures your new property meets acceptable construction and finish standards.
“What house survey should I get?”
That depends entirely on the type of property you are purchasing. If you’re unsure, we’re here to help. Just contact our team and we’ll walk you through it. We would be more than happy to discuss your potential purchase with you and give insight as to which survey best suits your property.
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