What Does a House Survey Find? Common Problems in Dublin and Meath Homes

You've gone sale agreed, the excitement is building, and your solicitor has told you to get a survey. But what is the engineer actually looking for, and what happens if they find something?

Here are the problems we come across most often in Dublin and Meath homes, why they matter, and what you can do about them.

What a pre purchase survey is, and what it isn't

A pre purchase survey is a visual inspection of the property by a qualified engineer. We look at the structure, the roof, walls, floors, windows, attic and the outside of the house, and we note anything that's a problem now or likely to become one.

It's not a demolition job. We don't lift floorboards, break into walls or move the seller's furniture. Where something needs a closer look, like wiring, heating or drains, we'll say so in the report and recommend the right specialist.

1. Damp

Damp is the problem we find most often. It shows up as staining, peeling paint, a musty smell or black mould, usually low down on walls, around windows or in corners of rooms. The cause matters more than the patch itself. It could be rising damp, rain getting in through a wall or roof, a leaking pipe, or simply condensation from poor ventilation. Some causes are cheap to fix and some aren't, which is why it's worth knowing before you buy.

2. Roofs and gutters

Slipped or broken slates and tiles, worn flashing around chimneys, sagging ridges and blocked or leaking gutters are all common, especially on older homes. Small roof problems left alone tend to turn into big internal damp problems.

3. The attic

The attic tells you a lot about a house. We check insulation, ventilation, signs of leaks and the condition of the roof timbers. We also look out for attic conversions. A converted attic being used as a bedroom may not have planning permission or meet the Building Regulations for a habitable room, which can affect both safety and value.

4. Cracks

Most houses have some cracks, and most of them are cosmetic, caused by plaster shrinking or normal movement. Others can point to something more serious, like subsidence, a failing lintel or a wall that's been altered without proper support. Part of our job is telling the difference, and explaining which ones need watching and which need action.

5. Extensions and alterations without paperwork

This is a big one in Dublin and Meath. Extensions, attic conversions, garage conversions and removed internal walls are common, but the paperwork doesn't always follow. If work needed planning permission and didn't get it, or there's no engineer's sign off for structural changes, it can cause delays and extra costs when you sell, or even hold up your own purchase. Your solicitor will usually ask for an opinion on compliance for any works, and a survey helps flag what's been changed.

6. Pyrite

Pyrite is a mineral in some hardcore fill used under ground floor slabs. When it reacts, it can cause floors to heave and walls to crack. It's been a known issue in parts of North Dublin and Meath, particularly in homes built during the building boom. A visual survey can spot warning signs, like cracking in floors and walls or doors that have started to stick, and recommend proper testing if needed.

7. Chimneys and fireplaces

We look for cracked or leaning chimney stacks, missing flaunching on top, and signs that a fireplace has been blocked up without ventilation. A disused chimney with no airflow is a common cause of damp inside.

8. Windows and doors

Rotten frames, failed double glazing that's fogged up between the panes, poor seals and doors that don't close properly all point to costs you'll want to factor in, and sometimes to movement in the building itself.

9. Outside the house

Ground levels that are too high against the walls, poor drainage around the house, cracked paths, leaning boundary walls and trees planted too close to the building can all cause problems over time.

10. Electrics, plumbing and heating

We're not electricians or plumbers, but we'll flag obvious warning signs, like an old fuse board, outdated wiring, signs of leaks, or an old boiler. Where we see something, we'll recommend a check by a registered electrician or a registered gas installer before you commit.

What happens if the survey finds problems?

Finding problems doesn't mean you shouldn't buy the house. Nearly every home has something. What matters is knowing about it before you sign. Once you have the report, you can:

1. Go back to the seller and renegotiate the price.
2. Ask the seller to fix certain issues before closing.
3. Get quotes from tradespeople so you know what you're taking on.
4. Walk away, if the problems are too big for your budget.

Talk the report through with your solicitor before you decide, especially where planning or compliance paperwork is involved.

Frequently asked questions

How long does a house survey take? The inspection itself usually takes a few hours, depending on the size and age of the property. We send your written report within 3 working days.

Should I go to the survey? You're welcome to, and it can help to hear things explained on site. But you don't have to. Everything important will be in the report.

Do I need a survey on a new build? Yes, but you need a different kind. For a new home, a snagging survey checks for defects and unfinished work before you close.

Is a survey worth it if the house looks fine? Many of the issues above aren't obvious to someone viewing a house. A survey costs a small fraction of the price of a home and can save you a lot more than it costs.