You’ve just picked up the keys, or you’re about to, and your snag list has come back with a page full of issues. A door that doesn’t sit right. Patchy paintwork. A window that won’t seal properly. It’s a stressful moment, especially when the whole process of buying a new build already feels like it’s taken every ounce of patience you have. Take a breath. Snags on a new build are normal, and in most cases, entirely manageable.
Here’s what’s reasonable to expect fixed, what your timeline actually looks like, and what your options are if the builder isn’t moving fast enough.
Why your snag list has more leverage than you think
Most buyers assume the real power sits with the builder once contracts are signed. In practice, you have more leverage at this stage than you might think, and it’s worth using it before the money changes hands, not after.
Your solicitor can hold back part of the closing balance until outstanding snags are resolved. This is a standard protection built into new build purchases in Ireland, and it exists precisely for situations like this. If your snag list has come back with a list of items that still need attention, this is the moment to raise it with your solicitor and use that leverage. Once you’ve handed over the full balance and moved in, your position weakens considerably. The builder has been paid, and getting outstanding work prioritised becomes a matter of goodwill rather than contractual obligation.
If you’re still mid transaction, this is worth flagging early. Your solicitor can advise on how best to structure this for your specific contract.
What’s reasonable to expect fixed
It helps to go in with realistic expectations rather than assuming a snag list means something has gone badly wrong. Cosmetic and functional issues are common on new builds and normally get addressed without much pushback from the builder. Think uneven paintwork, doors that haven’t been hung quite straight, or poor sealing around windows and doors. These are the bread and butter of any snag list, and a reasonable builder will fix them as a matter of course.
What you shouldn’t expect is a completely clean re-inspection. Some items will get fixed outright. Others might get explained to you as being within normal tolerance for construction work, which is sometimes a fair point and sometimes worth pushing back on. The goal isn’t perfection. It’s making sure the genuine issues get sorted and the reasonable exceptions are actually reasonable, not the builder trying to wriggle out of a fix.
The timeline you’re working with
Snagging generally needs to happen within about 14 days of the Completion Date, so there’s a real window here, not an open-ended one. That might sound tight when you’re also juggling removals, mortgage drawdown, and everything else that comes with moving, but it’s there for a reason. It gives you a defined period to raise issues while you still have some contractual weight behind you.
If you don’t get your snag list done within that window, you’re not necessarily out of options, but you lose some of the natural leverage that comes with an active, live process. This is exactly why booking your snag list inspection early matters. Don’t leave it to the last few days before completion. The earlier you get an independent set of eyes on the property, the more room you have to actually act on what comes back.
What your structural guarantee covers if something’s missed later
A snag list catches what’s visible right now. It’s not designed to catch problems that only show up months or years down the line, and that’s where your structural guarantee comes in as a backstop.
Most new builds in Ireland come with a tiered guarantee structure. Broadly speaking, you’ll typically have a shorter initial period that covers things like loss of deposit protection, a mid-length period that covers issues such as water ingress or latent defects that weren’t apparent at completion, and then a longer structural guarantee that runs for years and covers major structural elements of the home.
The exact terms vary depending on your specific guarantee provider, so it’s worth having your solicitor or the guarantee documentation on hand if something comes up later. The point to take from this is simple: your snag list is about what you can see and fix now, and your guarantee is what protects you if something you couldn’t have known about shows up after you’ve moved in.
If the builder pushes back or drags their feet
Most builders want to get snags sorted and move on, but it doesn’t always go smoothly. If you’re finding the response slow or half hearted, a few practical steps help.
Put your follow ups in writing. A dated email or letter setting out what was raised and when creates a clear record if things drag on. Once the builder says an item has been fixed, go back and re-inspect it rather than taking their word for it. If progress genuinely stalls, that’s the point to loop in your solicitor, who can advise on next steps given your specific contract.
If you’re not confident the fixes have actually resolved the issue, or you’d simply like an independent opinion before you sign off, it’s worth bringing in a second, impartial set of eyes rather than relying solely on the builder’s assurances.
If your snag list has come back with issues and you’re not sure what’s reasonable, or you want a second opinion before you sign off, get in touch with our team today.
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