FAQ
Frequently asked questions
The basics
General questions
How soon can you carry out a survey?
We usually offer an inspection within a few days of booking, including evenings and weekends. Our hours are 7am to 7pm, Monday to Sunday.
How quickly will I get the report?
Within three working days of the survey. Every report comes with a follow-up phone consultation so you can ask questions.
Which areas do you cover?
Dublin and Meath are our main areas. Get in touch if your property is just outside and we will let you know.
Who carries out the survey?
A qualified engineer, surveyor or architect. Never an unqualified inspector.
Do you arrange access with the estate agent?
Yes. Give us the agent's details when booking and we will arrange access directly with them.
How do I pay?
Pre Purchase Surveys, New Build Snagging and Opinion on Compliance can be booked and paid for online. Everything else is quoted first.
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Pre Purchase Property Survey questions
How long does a pre purchase survey take?
Most inspections take two to three hours on site, depending on the size and age of the property. Your written report follows within three working days.
Do I need to be there on the day?
No. We usually arrange access through the estate agent, and we call you afterwards to talk through what we found.
Will the survey tell me the value of the house?
No. A pre purchase survey reports on condition and defects. A valuation is a separate service usually arranged by your lender.
Can the report help me renegotiate?
Often, yes. Where the report identifies repair work, buyers regularly use the findings and costs as a basis for renegotiating with the vendor.
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New Build Snagging Survey questions
When should I book a snagging survey?
Ideally once the house is finished but before you close the sale, while the builder still has the strongest incentive to fix items.
How many snags is normal?
It varies widely. A typical new build list runs from a few dozen to well over a hundred items, most of them small finishing faults.
Do you re-inspect after the builder fixes the snags?
Yes, a re-inspection can be arranged. Give us a call and we will quote for it based on the original list.
Does the builder have to accept my snag list?
Builders are obliged to complete the house to the standard set out in your contract. A professional, photographed list is far harder to dismiss than a handwritten one.
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Opinion on Compliance questions
What is an Opinion on Compliance?
It is written certification from a suitably qualified professional that works to a property substantially comply with planning permission and the building regulations. Solicitors routinely require it to close a sale.
What if the works do not comply?
We tell you plainly what the problem is and the usual routes to resolving it, which can include remedial works, a retention application or a declaration of exemption.
How quickly can you issue it?
We inspect at the earliest date that suits and issue certification within three working days of having the information we need.
Do you need my original paperwork?
Whatever you have helps: planning grants, drawings, previous certificates. If documents are missing we can retrieve most planning records ourselves.
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Certificate of Compliance questions
How is this different from an Opinion on Compliance?
A Certificate of Compliance is normally issued for works we inspect as they are built. An Opinion on Compliance is issued on works already completed, often years earlier.
When should I appoint a certifier?
Before work starts, so foundations and structure can be inspected at the right stages. Getting involved later is possible but more limited.
Will my bank accept your certification?
Yes. Certification is issued by a qualified engineer in the standard form lenders and solicitors expect.
Why is this a quote rather than a fixed price?
The fee depends on the scale of the works and the number of site inspections needed, so we price each project individually.
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Commercial Surveys questions
What size of building do you survey?
From single retail units and small offices up to warehouses and multi-unit premises. Tell us the floor area and we will quote.
How quickly can you turn a commercial survey around?
Reports are normally issued within three working days of inspection, with larger premises agreed case by case.
Can you survey while the premises are trading?
Yes. We work around opening hours and can inspect early, late or at weekends.
Do you cover dilapidations on commercial leases?
Yes, through our Schedule of Condition and Schedule of Dilapidation services, which are often paired with a commercial survey.
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Schedule of Condition questions
When should the schedule be prepared?
Before the lease is signed or before neighbouring works start. Once work has begun, the record loses much of its value.
Who normally pays for it?
Usually the party it protects. Tenants commission it to limit end-of-lease liability, and homeowners commission it before a neighbour's works.
Is it the same as a dilapidations schedule?
No. A Schedule of Condition records the starting position. A Schedule of Dilapidation sets out what is claimed at the end of a lease.
Can it be attached to my lease?
Yes, and it should be. We issue it in a form your solicitor can annex to the lease document.
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Schedule of Dilapidation questions
How early should a tenant get advice?
Twelve to eighteen months before lease end where possible. Early advice usually reduces the final settlement considerably.
Do you act for both landlords and tenants?
We act for either side, but only one side on any given property, so there is no conflict of interest.
Are the figures negotiable?
Dilapidations claims are routinely negotiated. A properly evidenced schedule is what gives either side leverage.
What if there is no Schedule of Condition?
It makes the assessment harder but far from impossible. We work from the lease, the evidence on site and the age and nature of the building.
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Planning Permission questions
How long does planning take in Dublin or Meath?
A straightforward application typically takes around eight weeks for a decision, longer if further information is requested or a third party appeals.
Do I need permission for my extension?
Some works are exempted development within set limits. Send us the details and we will tell you whether an application is needed.
Can you help with retention?
Yes. We regularly prepare retention applications for works already built, often alongside an Opinion on Compliance.
What do you need from me to quote?
A description of the project, the address, and any photos or existing drawings you have. Upload them with your enquiry.
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Structural Steel Design questions
How quickly can you get calculations to my builder?
Usually within a few days of the site visit. Tell us your programme and we will work to it.
Do you inspect the steel once installed?
Yes, an installation inspection and certification can be included. Mention it with your enquiry.
Can you work from my architect's drawings?
Yes. Upload the drawings with your enquiry and we will confirm whether a site visit is also needed.
Is the wall I want to remove load bearing?
Often it is not obvious. We establish this on site before any design work begins.
Question not answered here?
Give us a call or send a message and we will come back to you the same day.