Buying And Living in a Multi-Unit Development Property in Ireland
8. Snagging
8.1 Introduction
The process of snagging involves examining and identifying any potential defects or outstanding building works.
Owners employ a construction professional such as a chartered surveyor or architect to undertake this task for them prior to moving into their home. It is generally the last phase of the construction process and compiled prior to final closing of sale.
8.2 What is covered in a snag list?
A snag list is an inventory of items and defects which need to be remedied within the property by the developer. Snags might include damaged building components or problems with the final finishing.
The type of items covered would be cracks in ceilings and walls, skirting boards not properly affixed, internal doors that do not open or close properly, uneven or unfinished plasterwork, crooked light switches, loose wiring, poor insulation, leaking pipes, faulty joints, missing parts (of utilities) and surrounding gardens, particularly if landscaping and paving was agreed.
You should also familiarise yourself with the warranties in place for all fixtures and fittings (showers, extractor fans etc).
8.3 Who should carry out the snag list?
The snag list should be carried out by an independent and suitably qualified construction professional such as an architect, engineer or a chartered surveyor.
Where potential problems or defects are identified these should be presented to the developer (project manager or foreman) in writing so that they can be rectified before purchase is completed.
8.4 Snagging at unit level
Arrangements for snagging your unit should be set out in your contract to purchase and your solicitor should explain what these are.
Generally, as part of the terms and conditions of your contract, the developer will be required to attend to any snagging problems which may emerge in your unit.
The usual process is that when the unit has been deemed complete by the developer, they will notify owners and at this stage it is advisable that an inspection snag list be completed. You should note that while the sales brochure or show room may detail the finishes common to all units, the actual specification of any units might in some cases be qualified by a statement if different.
The layouts can at times be indicative only and the exact specifications will only ever be set out in the Requisitions on Title.
8.5 Snagging the common areas
While the same principles as regard ensuring a quality standard of finished work applies, the task of arranging for the snagging the common areas (both internal and external) is more complicated than at unit level, because as outlined earlier no one individual owns the common areas.
Prior to the vesting of control of the management company and transfer of ownership of the common areas to the management company, the unit owners or residents committee should agree with the developer how and when snagging of the common areas will take place.
The owners should establish the extent of the common areas to be snagged with the developer, or through the planning authority.
They should appoint a suitably qualified professional to procure a snag list on their behalf.
The developer should liaise with the owners and their appointed professional in addressing and resolving snagging issues in respect of the common areas.
It is advisable that adequate provision to pay for the snagging of the common areas be provided for in the service charges budget.
Service charges should not however be used to ensure compliance with local authority planning permission requirements.
The following list details some of the items that should be covered in the snag list:
- The internal and external common areas of the development;
- Amenities such as gardens, footpaths, courtyards, car parking;
- All elevations including the roofs;
- Boundary areas walls and railings;
- Waste facilities, storerooms, manholes and gullies.