Surveying & Inspecting

A Structural Survey is a comprehensive visual inspection of a property. It is advised to obtain a structural survey before purchasing a building. Our detailed survey will examine the walls and roof structure (where accessible) for concerning issues such as cracks, rot, etc. We use a moisture meter to check for excessive dampness in walls which may be indicative of moisture ingress, leaks, etc. The building is examined generally for other aspects which require attention in our opinion, e.g. windows catching, background ventilation shortcomings, localised damage, etc. Following the inspection of the property we produce a detailed report outlining findings and recommendations.

We also carry out a boundary check to ensure the site for sale with the property matches the maps and is reasonably accurate. Where there are deviations between the site and map these should be rectified with the Property Registration Authority.

The vendor should provide a Certificate of Compliance with Planning Permission and Building Regulations (where appropriate) when selling a property. We can also conduct a review of the planning status of the property. This can assist with determining if the property as constructed is compliant with planning and assist with assessing the veracity of the Certificate provided with the property.

We most commonly prepare Structural Survey Reports for residential houses and apartments. We also prepare surveys for commercial premises.

Snag Lists are prepared for new builds. A detailed visual survey of the property is undertaken and a comprehensive list of issues on a room by room basis prepared.

Snag Lists differ from Structural Surveys in that there is less focus on potential structural issues as it is a new property being assessed. The Snag List is primarily concerned with assessing the quality of finishes in the property, i.e. decorating, timberwork, flooring, etc and identifying where remedial works are required.

The Snag List is generally prepared upon completion of the build and prior to the handing over of keys.

When selling a property the vendor should provide a Certificate of Compliance with Planning Permission and Building Regulations. This is an important document which establishes the status of the property in respect to Planning Law and Building Regulations. In essence it confirms that the building is built in accordance with the planning permission granted and is constructed to an appropriate standard in accordance with the governing Building Regulations.

For many buildings these Certificates are not in place or are out of date. We can prepare first time or up to date Certificates for properties to assist with the successful sale.

Ownership of land is registered in Ireland via the Property Registration Authority (PRA). In order to register land ownership or transfer land ownership Land Registry Compliant maps must be prepared. These Land Transfer Maps and First Registration Maps must be prepared in accordance with the mapping guidelines set down by the PRA.

When looking to divide folios or transfer a site for a house the map must be marked to PRA standards. We can survey the land and prepare the necessary maps for transfer and registration. We provide a detailed mapping service including using GPS survey equipment where appropriate to achieve modern best practice survey accuracy.

A Declaration of Identity is a legal document which is prepared to confirm a property is as per the map presented with the property for sale. The document is important in that it confirms the property boundaries on the ground match those as marked on the map. It also importantly confirms the access to the property, i.e. via the public road or a right of way. In addition the Declaration of Identity may identify the location of the water source and wastewater treatment system on site.

The Declaration of Identity is an important legal document which a vendor is often required to produce when selling a property. We can work with the vendor’s legal advisor on the preparation of a suitable Declaration of Identity.

The Vacant Property Refurbishment Grant (Croí Cónaithe) supports homeowners in converting vacant or derelict properties into their principal private residence or rental properties. To access this grant, applicants must provide a structural report confirming the property’s condition.

Our report will include an assessment of structural integrity of the property. It will document the condition of walls, roof, floors, and chimneys, note evidence of serious structural damage or failure, water ingress, rot, or infestation and any unsafe elements or risk to occupants.

If the property is deemed to be structurally unsound and dangerous then we will provide a Confirmation of Dereliction stating that the property is not suitable for habitation without substantial works.

Our report will outline the works required to make the building structurally sound and any safety recommendations for accessing the property.

This report is to be submitted with your grant application to the local authority.