Before you get the keys, get Joe.
40 years building Irish homes. Now Joe Lavelle inspects yours, independently, from the front gate to the back fence. Your builder gets the list. You get the house you paid for.
Scratch on the glass
Hard to see in daylight, impossible to argue about after you move in. Joe checks every pane.
Front gate to back fence. No checklist.
Checklists find what's on the checklist. Joe walks your house with an open mind, the way a site manager does the day before handover, and writes down everything that isn't right.
Outside
Gate, garden, fencing, render, gutters, paths and the whole external envelope.
Hall to bedrooms
Room by room. Walls, ceilings, floors, skirting, joinery, finishes.
Windows and doors
Every one opened and closed. Every pane checked for scratches.
Attic
Inspected wherever access is provided by ladder or stairs.
Heating and water
Turned on and tested, as long as the system is commissioned.
Asked your builder for extras? Send Joe the list of alterations and he checks they were done properly, as part of the same snag.
A report your builder can't wave away.
Every snag is numbered, located by room and photographed. Clear enough for the site foreman to fix, firm enough that nothing gets skipped.
- Typed up and emailed within 24 hours. Same day when the inspection is before 11am.
- You approve it first. Add anything you noticed, then it goes to you and the builder.
- Can't be there? Joe inspects at the agreed time and the report is exactly the same.
Snag List Report
3 bed semi-detached, new build
Report sent 14:20, same day
Joe spent 40 years on the other side of the site.
He won't accept poor workmanship. He won't accept excuses from site foremen. He works for you.
Joe has worked with some of the leading building contractors in Ireland, on everything from high end private homes to commercial projects. He knows where corners get cut because he's watched it happen. Now he's paid to find them.
- Finishing trade background
- Qualified BER assessor
- Qualified air tightness engineer
- Consultant site manager
- Consultant project manager
- DIT and City & Guilds graduate
How it works
Book as soon as your builder gives you a snag date. Joe takes it from there.
Book
Tell us your bedrooms, estate and snag date. You get a confirmation straight away.
Inspect
About 1.5 hours for an average 3 bed. Come along if your builder allows it, or don't.
Report
Numbered, photographed, typed up. Sent to you to approve, then to your builder.
De-snag
Most builders fix within two weeks. Joe comes back and checks every item is done.
Clear prices. VAT included.
No surprises on the invoice. Additional rooms are €30 each.
All prices include VAT at 23%. Property Snag is a fully VAT registered company.
Snag with your neighbours. Everyone pays less.
Three or more homes in the same estate, snagged on the same day, and all of them get a discount. Your estate's WhatsApp or Facebook group already knows who's closing when.
What buyers say after Joe's been through.
Real reviews from Property Snag clients.
His attention to detail was outstanding, he spotted issues that would've easily gone unnoticed and offered clear, actionable recommendations for fixing them.
Armand DVJoe supported us very well with the snagging of our new home while I was sick and couldn't attend. He was extremely thorough and found so many bigger and smaller snags I could never have imagined.
Sven WasmerJoe snagged our house today and we couldn't be happier. He was so meticulous and I was shocked with some of the stuff he spotted.
Jay DizzleProperty Snag has been our best experience of all our suppliers in our first house purchase.
Róisín O'DowdTop notch service. Joe is a perfectionist professional and also a very nice lad. The report was sent on the same day the snagging was completed.
Rayssa PascoalWe feel a lot better about the home since meeting Joe, he found things we wouldn't have even thought of looking for.
Andrew CaffreyQuestions buyers ask
Can I come to the inspection?
Yes, you're welcome to attend. Check with your builder first if you'd like to bring children along.
What if I can't be there?
Joe inspects at the agreed date and time and compiles the snag list exactly as if you were there. The typed report is emailed to you.
Do you send the list to the builder?
Yes. To the builder and to any other email address you give us.
How long does it take?
It depends on how many snags there are. Around 1.5 hours for an average three bedroom house.
Will the builder fix everything?
Generally, yes. Most builders complete the list in about two weeks and invite you back for a second inspection. A few items, like door stops, some builders simply don't supply.
What if there's no power in the house yet?
The house can still be snagged. Heating, lighting, appliances, air extract and rooms with no natural light are then checked on the de-snag visit.
Can my flooring or curtain people come to measure?
They won't slow Joe down. Check with your builder, as some only allow two people plus the inspector on site.
Book your snag
Got your snag date from the builder? Book now. Dates around estate handovers go fast.
Covering Dublin, Meath, Kildare, Wicklow, Louth and Carlow.
Booked. Here's what happens next.
In the live version this runs on its own, every time, day or night.
- Confirmation text to the buyer with the price and what to prepare.
- Joe gets a WhatsApp with the estate, date and bedrooms.
- Other bookings in the same estate flagged, so the group discount sells itself.
- Reminder to the buyer: power on, attic access, list of extras ready.
- Review request, then a de-snag booking prompt two weeks later.
Demo only. Nothing you typed was sent or saved.