Terms & Conditions

To understand what is included and not included in your report it is essential and recommended that the following terms and conditions are read in full. By booking our services you are agreeing to these terms.

Contents

1) Snag List Inspection Overview

2) Scope – What the Service Includes

a) General

b) Multi-Unit Surveys (including Apartment, Duplex, Maisonette)

3) Limitations of report

a) General

b) Damp / Leaks

c) Property contents and occupancy

d) Redecoration

e) Accessibility, voids, and concealed areas

f) Mechanical, electrical, and heating services – plumbing, heating, drainage, septic tanks, wells, ventilation and a/c systems, electrics or information and communications technology

g) Deleterious and hazardous materials

h) Tree / vegetation proximity and invasive plantations

i) Land Contamination

4) Property Walk-through

5) Price and payment

6) Report issue

7) Report guarantee

8) Liability, confidentiality, and ownership

9) Complaints policy

10) Termination

Report overview

The purpose of the Snag List Inspection and Report is to identify visible workmanship defects, incomplete works, or deviations from acceptable construction standards within a newly built, extended, or refurbished property. The inspection is visual and non-invasive, focusing on finishes, fittings, and general workmanship quality at the time of inspection. It is not a full structural survey (does not purport to identify all structural issues), planning permission compliance check, building regulations compliance check, or certification of the property.

Scope – What the Service Includes

2. a) General

i) One visual inspection of the completed or substantially completed property to identify defects, incomplete work, or substandard workmanship. 

A written Snag List Report detailing the observed issues. The report may include photographic evidence for clarity. The inspection does not include testing of services, measurement surveys, or invasive checks. 

b) Follow-Up Snag Check (if applicable) 

A re-inspection may be arranged after rectification of defects by the builder. Re-inspection fees are quoted separately.

The report, which is based on a visual inspection only of the exposed and accessible main parts of the building.

3. Limitations of Service

a) General

• Inspection is visual and non-invasive. Concealed defects behind walls, ceilings, or floors are excluded.
  
  

• No destructive or intrusive testing will be undertaken.
  
  

• The report reflects the condition on the day of inspection only.
  
  

• The report does not constitute a guarantee of quality, compliance, or performance of materials, systems, or installations.
  
  

• The report should not be relied upon as evidence of planning permission compliance, building regulation compliance, certification, or as a substitute for professional certification (e.g., Assigned Certifier, BER, or BCAR documentation).
  
  

b) Services (Electrical, Mechanical, Plumbing)

• Testing of electrical, heating, or plumbing systems is not included.
  
  

• Obvious visual defects (e.g., damaged fittings, visible leaks) may be noted, but no testing for functionality or compliance is undertaken, however, we may comment from time to time.
  
  

c) Access

• Areas obstructed by furniture, stored materials, or restricted access will not be inspected.
  
  

• No climbing on roofs or use of scaffolding. Roof inspections limited to visual assessment from ground level only.
  
  

d) Redecoration or Cover-Ups

• Recently painted or decorated surfaces may conceal defects.
  
  

• Such defects may only become apparent over time as the building settles or materials dry.
  
  

e) Scope of Responsibility

• The responsibility for rectifying identified defects rests solely with the builder/developer or their appointed contractors.

• The report does not comment on minor or cosmetic issues that do not materially affect the value of the property and are of no structural importance, e.g., minor drying cracks in ceilings and walls, marginal structural workmanship such as some unevenness in floors, walls, and ceilings.

• Our firm does not undertake, supervise, or certify repair works.

• The Snag List Inspection and Report do not include assessment of the structural stability, adequacy, or safety of any part of the building or its foundations, superstructure, or load-bearing elements. The inspection is strictly visual and limited to finishes, fittings, and workmanship defects.

• No opinion is expressed or implied regarding the structural integrity or long-term performance of the building, its substructure, or any structural alterations that may have been carried out.

• Our firm shall not be required or obliged, under any circumstance, to provide structural commentary, opinions, or certification as part of the Snag List Service. Requests for such commentary fall outside the agreed scope of this inspection and will not be provided.

• The report does not comment on the property boundary.

• We do not provide a BER report as part of the service.

• Assessments such as “satisfactory,” “adequate,” “in good condition,” or similar reflect the surveyor’s opinion only, based on conditions as observed on the day of inspection. These descriptions do not constitute a warranty, guarantee, or certification of performance, compliance, or future condition. 

• For example, we may state that insulation level is satisfactory in the attic. However, clients are advised that this report should not be relied upon as confirmation of regulatory compliance (including Building Regulations or BER standards) or as a substitute for specialist investigations with regards to energy performance.

• Planning checks, planning searches, reviewing planning documentation, other files, maps, etc and/or making inquiries with statutory agencies or local Planning Authorities are not included in the report.

• The service excludes liability and responsibility for loss or damages to you or a third party for latent defects, concealed defects or deficiencies that may become apparent or occur during or after the service has taken place.

• Photographs included are used purely to clarify an engineer’s comments.

• Taking measurements of the property or site is not included in the service.

• All photographs are provided for illustrative purposes only and should not be interpreted as exhaustive or conclusive evidence of condition.

• Our firm does not communicate directly with the builder.

• Structural Certificates: If any structural work has been carried out at the property, we highly advise that your solicitor obtains from the vendor a Formal Certificate from the supervising Structural Engineer stating that all work has been carried out in a structurally sound way. The same Structural Engineer should have proper PI insurance cover, to your solicitor’s satisfaction. This report does not set out to determine/point out every instance where structural work has been carried out, as a section(s) in many cases (destructive test) would need to be opened to fully determine whether structural work has been carried out.

• Furthermore, it is not possible to comment on the condition of timbers/level of insulation in dormer areas of the structure/areas where access cannot be obtained from a visual inspection, without destructive tests.

• From time to time in this report, we may advise on suggested repairs or ways of repairing issues we have noted. These are only suggested repairs based on one site visit, and should not be solely relied upon to resolve the issues noted fully. A full formal specification of works is highly recommended from a registered engineer (with adequate PI insurance) to resolve any noted issues, with all work advised to be carried out by a registered builder (with proper insurance cover).

• Note: if structural cracks are noted, in general, it is not possible from one site visit to guarantee that such cracking has ceased movement. Note, in general, it is not possible to guarantee that structural cracking has stopped moving, or causes no issue unless the crack(s) are monitored over a period of time (approximately 1-2 years) and confirmed to be stopped moving by a registered engineer.

• Due to the extent of hairline cracks in properties in general, only photos of a sample of hairline cracks will be shown.

• Not every structural crack observed during the inspection will be photographed or included in the report. Photographs are provided solely for illustrative purposes to support the engineer’s comments and should not be interpreted as a comprehensive record of all cracks or defects present at the property.

If you wish to attend: If you (the purchaser) would like to attend at the same time as our surveyor, then consent should be obtained from the estate agent/agent representing the vendor. If you attend, we assume consent has been obtained. Furthermore, contact us via email to confirm you will be attending so we can have that in mind.

We do not guarantee to confirm the exact type of heating system in existence in the property, as we are not heating specialists.

Of particular importance, you should ensure that the floor to ceiling height is in compliance with building regulations. 

We do not comment on compliance of the structure(s) with fire regulations.

Your mortgage broker/bank/solicitor/other may request that we state what essential repairs/works are required, if any, the following term will be inserted:

If structural cracking/movement/roof defects/general issues have been noted in our report, but this letter confirms that no essential repairs are required, this assessment is made on the basis that such aspects do not currently render the property uninhabitable.

Our opinion is based solely on a non-invasive visual inspection carried out on the date of our survey. It does not constitute a guarantee of structural stability, nor does it preclude the possibility of further movement or deterioration over time.

Any structural cracking/movement/roof defects/general issues identified should be monitored and addressed in accordance with the recommendations contained in our full report. Should evidence of progressive movement arise, further investigation by a suitably qualified structural engineer is advised.

As a general note of advice, you should obtain a formal certificate for compliance of the property with planning permission, building regulations, fire safety regulations, and disability access regulations (if this can be provided). If this cannot be provided, remedial works are to be specified by the relevant professionals, and formally certified.

xii) Flooding: We did not conduct a flood risk assessment at the address as this is a specialist area and does not form part of our service. It is recommended that it is confirmed by the Client that buildings insurance is readily available for the subject property to include, inter alia, the insured peril of flooding.

xiii) Note that a further investigation is available, which we recommend your solicitor to obtain, known as a Planning Search, distinct from a Planning Check. This can be obtained from the Planning Authority, which provides, but may not limited to:

Details of all planning applications and permissions granted and / or refused in relation to the property. / Details of all enforcement proceedings taken or other notices served under the planning acts in relation to the property. / The zoning of the area in which the property is located according to the development plan or local area plan (if any). / Any road schemes that do or might affect the property. / Any compulsory purchase orders that affect the property. / Whether the property is a protected structure and / or declared to be an area of specific designation under the planning acts. / Any compensation payments relating to the property and / or agreements restricting or regulating the development of the property. / Details of any tree preservation orders and / or public rights of way.

xiv) The report does not provide costs for required repairs.

xv) Note that in the case of properties that are on the Record of Protected Structures, we do not comment on the compliance of the property(s) with protected structures regulations for materials, design, planning, building regulations.

xvi) We highly advise that you forward the Report to your solicitor/legal representative.

3. b) Damp / Leaks

i) Our visual survey may report on active leaks that are visible at the time of inspection. It is quite common for windows, doors, walls, or roofs to have leaks that are only active and visible under certain weather conditions e.g., wind-driven rain, and these conditions may not be replicated at the time of the survey. The survey excludes liability for leaks that latently occur during weather conditions not replicated at the time of the survey.

ii) This survey report is not a detailed or comprehensive rising/damp survey. Dampness/rising damp may exist in the property which may not be detected by this general survey. For example, visual evidence of dampness could be hidden from view by furniture or by recent redecoration of ceilings and walls. Dampness can also be caused by seasonal factors that are not present at the time of inspection. To be 100% certain that no dampness exists in the property you should get a detailed and specialised damp survey.

3. c) Property contents and occupancy

i) Contents in a building restrict or deny visual and/or physical access to some areas, e.g., personal belongings in hot press, attic space packed with boxes, personal possessions in rooms, fixtures and fittings in rooms etc.

ii) No moving of furniture or personal belongings will be carried out during the inspection.

3. d) Redecoration

i) Recent redecoration can hide or disguise visual evidence of existing defects in a property. E.g., evidence of moisture issues (such as mould and water stains, or cracks in walls), can be painted or wallpapered over.

ii) Moisture issues and cracks covered up by redecoration normally take up to one year before they once again become evident.

3. e) Accessibility, Voids, and Concealed Areas

i) The inspection can take no account of works covered up, inaccessible or otherwise obscured from view e.g., furniture, fittings, clothing, personal belongings, etc.

ii) Where areas of the main structural components are unexposed, covered, or inaccessible, no definitive opinion can be given. For example, if there is no hatch access to roof spaces or areas under floors then the engineers’ comments cannot be conclusive; opening-up would be required before a more accurate assessment can be made by the engineer. It must therefore be appreciated that defects such as woodworm, dry rot, etc. may be present without our knowledge.

iii) Access points will not be used if they are locked, nailed, glued, sealed, or screwed in place, damaged or unlikely to close properly after opening.

iv) Internal roof structures will be inspected where safe access exists via a loft hatch not more than 3 metres above the adjacent floor or ground. Where no reasonable safe access is available, the roof spaces will not be inspected.

v) Roof spaces that are limited in height, dangerous or unsafe to manoeuvre in, will not be inspected. It must therefore be appreciated that defects such as woodworm or dry rot may be present without our knowledge.

vi) Ladders will be used for inspections where it is safe to do so, up to a maximum of 3 metres in height. The engineer will not climb onto or walk on any roof surfaces. External roofs over 3 metres from ground level will be inspected using binoculars from ground level but will be excluded from the survey if they cannot be viewed by either means.

vii) The report is carried out from within the grounds of the property and from public areas adjacent to the property. We cannot trespass on to other people’s private property to get better views

3. f) Mechanical, Electrical and Heating Services – plumbing, heating, drainage, septic tanks, wells, ventilation and air conditioning systems, electrics, or ICT.

i) Services: The services installations are visually inspected, however, no tests are carried out on the electrical, plumbing including sanitary ware, heating or drainage installations. Services are generally hidden within the construction of the property. This means that we can only inspect the visible parts of the available services. The visual inspection cannot assess the services to make sure they work efficiently and safely and meet modern standards. Not under any circumstances, can it be taken to mean that issues with the utilities / services are limited to the comments / photos included in the report.

ii) Our engineers are NOT qualified plumbers, heating technicians or electricians and do not carry out any tests or assess the efficiency or safety of these services.

While we may provide general observations or comments regarding the type of heating system present at the property, this identification is based on a visual inspection only. We are not qualified heating engineers, and no testing or verification of the system’s design, operation, or condition is undertaken. Accordingly, the information provided on the heating system type should be regarded as indicative only and may not be accurate.

Clients are advised to engage a suitably qualified and registered heating professional to confirm the exact system type, assess its condition, and ensure it is safe and functioning correctly.

iii) Before purchasing, renting, or leasing the property, living, it is essential and recommended that you commission a competent suitably qualified professional to service / perform tests and provide you with a report on the design, installation, current condition, efficiency, and the likelihood of potential failure/s of these systems.

iv) Mechanical, plumbing, electrical, heating services, specialist facilities and equipment are not included in the survey e.g., swimming pools, air conditioning units, geothermal systems, tennis courts, sprinkler systems, security alarms, solar panels, and any appliances.

3. g) Deleterious and Hazardous Materials

i) This report is not an inspection on the presence of any deleterious and hazardous materials within the property, neither will we undertake or commission inspections or laboratory tests to determine or confirm the presence, extent or precise nature of any deleterious and hazardous materials e.g., alkaline cement, lead, asbestos, pyrite and mica/pyrrhotite.

ii) No liability is accepted for future defects found in the property arising from the use of defective stone fill.

iii) If the engineer makes a comment in the report on deleterious and hazardous materials it is provided for limited information purposes only and should not, under any circumstances, be deemed conclusive.

iv) To determine the existence / non-existence or extent of any deleterious and hazardous materials within the property it is essential and recommended that you commission a relevant specialist to carry out tests and provide you with a report.

v) In compiling the report, it is assumed that NO high alumina cement concrete or calcium chloride additive or other potentially damaging material was used in any aspect of construction associated with this property.

vi) Your legal advisor should formally investigate whether there are any unusual or especially onerous restrictions, encumbrances or outgoings that may affect the property, right of ways, possible adverse possession, etc.

vii) Legal Advisor: We do not act as the legal adviser to our Client and will not comment on any legal documents. 

3h) Tree / Vegetation Proximity and Invasive Plantations

i) This survey report is not an inspection of the presence of invasive plantations, e.g., Japanese Knotweed, within the property.

ii) If the engineer makes a comment in the report on invasive plantations, trees, or vegetation proximity, it is provided for limited informational purposes only and should not, under any circumstances, be deemed conclusive.

iii) To determine the existence/non-existence, impact or extent of any invasive plantations or tree or vegetation proximity within the property it is essential and recommended that you commission a relevant specialist to carry out tests.

3. i) Land Contamination

i) We do not make any investigations into the potential contamination of the site or of neighbouring land e.g., oil spillages, chemical leaks, dumped materials, etc.

ii) If the engineer makes a comment in the report on land contamination e.g., dumped waste, it is provided for limited information purposes only and should not, under any circumstances, be deemed conclusive.

iii) To determine the existence/non-existence, extent, or impact of any land contamination within the property or neighbouring land it is essential and recommended that you commission a relevant specialist to carry out tests and provide you with a report.

3. j) Subsidence, Settlement, and Ground Movement

i) This survey is based on a visual inspection only. It is not possible from a single inspection to confirm whether any observed cracks or distortions are the result of historic settlement, ongoing structural movement, subsidence, heave, landslip, or other forms of ground movement.
ii) Diagnosis of subsidence or other ground movement normally requires long-term monitoring, trial pits, soil investigation, or other specialist geotechnical input. These services do not form part of this survey and are outside its scope.
iii) The report may advise further monitoring or specialist investigation. It is the sole responsibility of the Client to commission such investigations prior to purchase, should they wish to establish the full extent or cause of the movement.
iv) The survey does not provide any guarantee or assurance that the property is free from subsidence, settlement, heave, landslip, or other ground movement at the time of inspection or in the future.
v) No liability is accepted for subsidence, settlement, heave, landslip, or other forms of ground movement which are not visible at the time of inspection, which occur after the date of inspection, or which require destructive, invasive, or long-term monitoring to identify.

3. k) Radon Gas

i) This survey does not include investigation into the presence or concentration of radon gas within the property.
ii) Radon gas cannot be detected by visual inspection and requires specialist testing equipment and/or monitoring over a period of time.
iii) Clients are advised to consult the Environmental Protection Agency’s radon risk maps and, if appropriate, to commission a radon test.
iv) No liability is accepted for the presence, absence, or future detection of radon gas within the property.

3. l) Septic Tanks, Percolation Areas, and Drainage Soakaways

i) This survey does not include assessment of the design, condition, or compliance of septic tanks, treatment systems, percolation areas, or other drainage facilities.
ii) Testing of such systems requires specialist input, often including excavation or percolation testing, which falls outside the scope of this survey.
iii) Clients are advised to ensure that septic tank systems are properly registered with the Environmental Protection Agency (EPA) and to commission a competent specialist to inspect and test the system.
iv) No liability is accepted for the failure, non-compliance, or inadequate performance of septic tanks, percolation areas, or private drainage facilities.

3. m) Non-standard and Heritage Construction

i) Properties constructed using non-standard methods or materials (including but not limited to timber frame, cob, thatch, mud walls, steel-frame, or prefabricated elements) may present specific risks and defects which cannot be confirmed by visual inspection alone.
ii) Where such construction is suspected, the report may recommend further specialist investigation. It is the Client’s responsibility to commission such investigations prior to purchase.
iii) Protected structures, listed buildings, or buildings of architectural/heritage significance may have additional compliance obligations under planning and conservation legislation. This report does not provide confirmation of compliance with such obligations.
iv) No liability is accepted for defects, restrictions, or compliance issues arising from non-standard or heritage construction methods or materials unless clearly visible and identifiable at the time of inspection.

3. n) Insurance-Related Perils

i) This report does not include assessment of the property’s insurability in respect of flood risk, coastal erosion, storm damage, subsidence, settlement, heave, landslip, or other insurance-rated perils.
ii) Insurance availability and terms can vary significantly depending on the location, property history, construction type, and market conditions.
iii) It is the sole responsibility of the Client to confirm with their chosen insurance provider that adequate cover is available for the property, including cover for the perils listed above/additional perils not listed above.
iv) No liability is accepted for issues arising from an inability to obtain insurance, increased premiums, or insurance exclusions relating to the property.

3. o) Pyrite, Mica, and Defective Concrete Products

i) This survey does not include laboratory testing or destructive investigation for pyrite, mica, pyrrhotite, or other defective concrete products.
ii) Where such materials are suspected, the report may advise further specialist investigation. It is the Client’s responsibility to commission such investigations.
iii) No liability is accepted for the presence, absence, or future manifestation of defects related to pyrite, mica, pyrrhotite, or other defective concrete products.

3. p) Karst Ground and Former Quarries/Mines

i) This survey does not include assessment of karst ground conditions, potential for sinkholes, or historic quarrying or mining activity.
ii) These risks require specialist geotechnical investigation and are outside the scope of this survey.
iii) No liability is accepted for settlement, collapse, or other defects arising from karst ground conditions, former quarries, or historic mining activity.

3. q) Retaining Walls, Boundary Structures, and Outbuildings

i) Inspection of boundary walls, retaining walls, fences, garages, sheds, and other outbuildings is limited to a general visual overview where safe and accessible (from the site of the property - do not use ladders for such inspections, and do not enter any other property).
ii) No liability is accepted for concealed defects, stability issues, or compliance of such structures unless clearly visible and reported at the time of inspection.

3. r) Fire Safety

i) This survey does not constitute a fire safety assessment.
ii) Items such as escape windows, fire-stopping, smoke alarms, fire doors, or compliance with current fire safety regulations are not assessed.
iii) Clients should satisfy themselves separately in relation to fire safety provisions.

3. s) Building Regulations and Building Control Compliance

i) This survey does not assess compliance with Building Regulations, Building Control (Amendment) Regulations (BCAR), fire safety certificates, or disability access certificates.
ii) Clients should obtain confirmation of compliance with all relevant statutory and regulatory requirements from competent professionals.

5. Price and Payment

i) Valid numbered quotations are provided in writing only and are valid for thirty days from the date of issue. The quotation includes VAT at the current rate.

ii) Payment can be made by Electronic Funds Transfer (EFT) (bank transfer). The invoice is payable prior to the visit.

6. Report Issue

i) Reports are issued by email to the email address advised by the client at the time of booking.

ii) Photos included in the report are low to medium resolution.

iii) Reports are provided in colour PDF format only.

iv) Requests to provide a hard copy may incur an additional postage fee, and the report will be issued in black and white.

vii) Refunds will be made to the same payor and method as the original payment for the service only.

viii) Refunds may take up to 2 working weeks to process.

8. Liability, Confidentiality, and Ownership

i) Liability is limited to a maximum amount equal to the fee paid for the survey.

ii) Ownership of the report passes to the client upon receipt by O’Neill O’Reilly & Associates of full payment.

iii) The report is issued to the person to whom it is addressed for theirs and their legal advisers use and is not intended or authorized to be used by a third party, without our prior written consent.

iv) No responsibility is accepted to any third party or in the event that this report is used for any other purpose. If a third party chooses to use this inspection report, they do so without O’Neill O’Reilly & Associates’ permission or authorisation, and they do so at their own risk. No communications will be entered into with any third party re the report, without the prior consent of the client.

v) The Report is supplied solely for the private use of the Client. It is not suitable for use by, or reliance upon, any other person or for any other purpose (including insurance, marketing, or litigation) without our prior written consent, reliance letter, and fee.

vi) We will exercise reasonable skill and care expected of a competent pre-purchase building surveyor in Ireland at the time of inspection. No warranty, guarantee, or fitness-for-purpose obligation is given or implied.

9. Complaints Policy

i) We aim to give excellent service to all our customers, however, we recognise that things may go wrong occasionally. We will do our best to deal with your complaint as effectively and quickly as possible. You can make a complaint by emailing office@onor.ie.

ii) To get in touch please contact our Customer Care team using one of the following methods: –

Email: office@onor.ie

10. Termination

i) The Client may terminate an Agreement but must give a minimum of two working days’ notice.

ii) If a cancellation or a postponement takes place within two working days of the inspection, then 50% of the quotation total fee will be charged.