Scrutinise your new home before the builder leaves

Dos and Don'tsMost buyers in the new homes market don't get to buy the showhouse. Instead, they buy into a dream that may turn into a nightmare once they embark on the snag list.

Buyer and builder may not agree on the level of finish that's acceptable and so "snagging" can be an exercise in persistence and diplomacy. Getting your new home in show house condition is possible - but first you have to "snag". A new book tells you how.

The Irish Home Buyer's Guide to Snagging, by builder turned author John Boyle is a manual designed to take the trauma out of the builder's unfinished business.

So what exactly is a snag list? "A snag list for a house-building project is an inventory or list of faults or defects carried out by you or a skilled or professional 'snagger' on the house and then presented to the builder for correction before you receive the keys," explains Boyle, who returned to Ireland 10 years ago after spending most of the previous decade working in construction in the States.

"A good snag list identifies and lists items that have been poorly finished or damaged during construction of the house. Examples include doors that do not hang properly, glass in windows that is scratched and tiles that are cracked. It lists items that affect the aesthetics, cosmetics and/or neatness of your finished property. Examples include dripping paintwork, unfinished gardens, crooked down pipes and so on.

"As a rule of thumb, a new house should be finished to at least the standard of the show house," explains Boyle.

Boyle explains that you should approach your snag list in a systematic fashion. "The most efficient way to snag is to work clockwise through each and every room in the house in a deliberate and ordered fashion.

"If you decide to start in the kitchen then finish the kitchen before moving to another room. Explain this to your builder so that he understands your starting and finishing points.

"Your solicitor will advise you when to have the snag list done."

Irish Home Buyer's Guide to Snagging by John Boyle is published by Liberties Press, price €9.99

Do - Be systematic and follow the same sequence in every room. Ensure that you indicate this sequence to your builder.

Do - Check for doors that stick, poorly finished plastering or paintwork, scratches on glass, handles missing from drawers or presses

Do - Run all taps, flush toilets and check for leaks Do- Be specific in locating the snag - e.g. "touch up paintwork two metres to left of sitting room window"

Don't - Forget to turn on and check the heating system

Don't - Miss an opportunity to measure up for curtains, blinds floor coverings and so on. It may be handy to have these ordered before you close on your property.

Don't - Forget to check the attic. Look for insulation, attic vents and neatly finished piping.

Don't - Try to get 'extras' added on as snags. If you want extra sockets, kitchen units, and so on discuss this with your builder early in the build