Quick answer: For second-hand properties, get a structural survey (€400–€800) before signing contracts. For new builds, get a snag list inspection (€350–€500) before you close. Neither is legally required, but both can save you significantly more than they cost.
Why Get a Survey?
A survey gives you an independent professional assessment of a property's condition. It can: - Reveal structural, damp, or roof problems you wouldn't see on a viewing - Give you grounds to renegotiate the purchase price - Identify issues you need to budget to fix - Allow you to walk away before signing contracts if the property has serious problems
Types of Survey
Structural Survey (Second-Hand Properties)
A structural survey — also called an engineer's report or building survey — is carried out by a Chartered Surveyor accredited by the SCSI (Society of Chartered Surveyors Ireland), a Chartered Engineer accredited by Engineers Ireland, or an RIAI-accredited architect (relevant for design or extension issues). Confirm the professional carries professional indemnity insurance before instructing. The survey covers:
| Area | What's Assessed |
|---|---|
| Structure | Walls, floors, roof structure, foundations |
| Damp | Rising damp, penetrating damp, condensation |
| Roof | Condition of tiles, felt, fascia, soffits, guttering |
| Windows / Doors | Condition, draught-proofing, glazing |
| Electrics | Visual assessment (not a full electrical cert) |
| Plumbing | Visual assessment — boiler, pipes, visible leaks |
| Extensions / alterations | Whether planning permission or exemption appears to be in place |
| % Rating | An overall condition rating with recommended actions |
Cost: €400–€800 for a standard house. Larger, older, or more complex properties (or where intrusive investigation is needed) may cost €800–€1,500+.
When to do it: After going sale agreed but before signing contracts. This gives you time to negotiate or withdraw based on findings.
Snag List Inspection (New Builds)
A snag list inspection is carried out on newly built properties before you close and take possession. The inspector checks for construction defects the developer must rectify before handover, including:
- Paintwork, plastering, and finishing quality
- Gaps, cracks, or misaligned fittings
- Doors and windows that don't close properly
- Missing or incorrectly fitted fixtures
- Any items not built to specification
Cost: €350–€500.
When to do it: When the developer tells you the property is ready for handover — before you close. The developer is contractually required to fix all items on the snag list before you take possession (or shortly after, with written agreement).
BER Certificate
All properties listed for sale or rent must have a valid BER certificate by law. The BER is provided by the vendor and does not replace a structural survey — it only assesses energy efficiency, not structural condition. See our BER guide for more.
Valuation (Lender-Required)
Your mortgage lender will require an independent valuation of the property. This is not a structural survey — a valuer assesses market value only, not condition. It typically costs €150–€200 and is organised through your lender.
What a Survey Does Not Cover
Standard structural surveys do not include: - Full electrical or gas safety certificates (specialist trades) - Drain surveys (require separate CCTV drain inspection, ~€200–€400) - Asbestos testing - Legal / planning searches (done by your solicitor)
If your surveyor flags concerns about electrics, drains, or any specialist area, commission a separate specialist report before signing.
Finding a Qualified Surveyor
Use SCSI (Society of Chartered Surveyors Ireland — scsi.ie) to find accredited Chartered Surveyors, or Engineers Ireland (engineersireland.ie) to find Chartered Engineers. RIAI (Royal Institute of the Architects of Ireland) is the architects' accreditation body — relevant for design or extension work but not the primary survey accreditation for structural inspections. Always confirm the professional carries professional indemnity insurance.
Key Points
- Never skip the survey to save money on a second-hand property — it can reveal problems that cost tens of thousands to fix.
- Order your survey as soon as you go sale agreed, not at the last minute.
- For new builds, a snag list is your only opportunity to get the developer to fix defects before you take possession.
- A surveyor's report is not a legal document — it is professional advice. Your solicitor handles title and planning legality.
Common Questions
Q: Is a structural survey legally required in Ireland? No — it's optional. But for any second-hand property, it is strongly advisable. For new builds, the snag list is the equivalent check. Skipping a survey saves €400–€600 but can expose you to thousands in unexpected remediation costs.
Q: What happens if the survey finds serious problems? You have several options: renegotiate the purchase price to reflect the cost of rectification; request the seller fixes the issues before closing; or withdraw from the purchase (before signing contracts, with your booking deposit refunded). Which option is best depends on the severity of the issue and how much you want the property.
Q: Can I attend the survey? Yes, and it's recommended. Being present lets you ask the surveyor questions directly and understand any concerns in context. Most surveyors will walk you through the key findings at the end of the inspection.