Sale Agreed in Ireland: Survey, Valuation and Property Checks

Sale agreed is not the finish line.

It is the point where you stop evaluating the asking price and start evaluating the asset you are actually about to own.

Three processes now run together:

1. lender checks;
2. legal checks;
3. physical property checks.

None replaces the others.

Survey findings can change the cash you need before closing. The House Buying Costs Calculator helps keep legal, survey, valuation and other upfront costs in one place, while the Mortgage Affordability Calculator can stress-test the wider purchase budget.

Valuation versus survey

This is one of the most important distinctions in the process.

A clean valuation does not mean the house is structurally sound.

If the survey identifies an extension, converted garage, outbuilding or other alteration, the next question is often planning status. Our Planning Permission in Ireland guide explains the difference between permission, exempted development, Section 5 declarations and retention.

A valuer can support a €400,000 value even if the roof will need significant work.

The lender valuation

The lender requires an approved valuation before final mortgage drawdown.

The valuer usually checks:

• address;
• property type;
• condition at a high level;
• market value;
• and whether obvious issues affect mortgage security.

If the valuation comes in below the agreed price, the lender may reduce the amount it is prepared to lend.

That can reopen the funding gap.

Structural survey / engineer’s report

The CCPC recommends independent inspection, particularly for older and second-hand homes.

A survey can cover visible issues including:

• cracking;
• roof;
• damp;
• drainage;
• walls;
• floors;
• windows;
• services at a high level;
• attic;
• extensions;
• visible planning/compliance concerns;
• boundaries;
• and other defects.

The scope varies.

Agree the scope in writing before appointment.

Registered professionals

The CCPC points buyers to the statutory Register of Building Surveyors maintained by the Society of Chartered Surveyors Ireland.

Depending on the property and issue, you may use:

• building surveyor;
• engineer;
• architect;
• drainage specialist;
• electrician;
• plumber;
• roofer;
• or other specialist.

A general survey may recommend specialist follow-up rather than diagnosing every issue.

What happens if the survey finds a problem?

You have choices before contracts become binding.

Depending on the issue:

• accept it and budget for repair;
• request more information;
• obtain specialist quotes;
• renegotiate;
• ask the seller to remedy;
• or withdraw.

Do not translate every survey note into panic.

Survey reports often contain many observations.

Focus on:

• safety;
• structural risk;
• moisture;
• legal/compliance issues;
• major future cost;
• and issues affecting insurability or mortgageability.

Extensions and alterations

If the property has:

• extension;
• attic conversion;
• garage conversion;
• porch;
• outbuilding;
• boundary alteration;
• or significant renovation,

ask your solicitor and surveyor to confirm the relevant planning / building-control position.

A room being physically present does not prove it has the legal status you assume.

Boundaries

Boundary problems are disproportionately unpleasant after purchase.

Compare:

• title map;
• physical fences/walls;
• driveways;
• parking;
• side access;
• shared lanes;
• rights of way.

If the map and reality do not align, raise it before contracts.

Roads and access

The CCPC specifically advises checking the status of private roads and laneways.

Ask:

• Is the access public or private?
• Who maintains it?
• Is there a registered right of way?
• Are there shared maintenance obligations?
• Can the lender insure / accept the title?

This matters particularly for rural homes.

Water and wastewater

For rural properties, establish:

• mains water or private well;
• mains sewer or septic tank / treatment system;
• condition;
• servicing;
• location;
• rights of access;
• compliance documentation.

A septic system can be both a physical and legal issue.

Flooding

Do not rely on whether the day of viewing is dry.

Ask about:

• historic flooding;
• nearby rivers;
• surface-water flow;
• drainage;
• insurance availability;
• flood maps;
• site level.

Insurance difficulty can become a mortgage problem.

New builds: snagging

A new build has a different inspection problem.

You may want a professional snagging inspection before completion.

Common areas include:

• doors/windows;
• finishes;
• plumbing;
• electrics;
• heating;
• ventilation;
• insulation details;
• drainage;
• external works;
• paint;
• fittings.

A snag list is not the same as a full structural survey, but it creates a documented list of defects for the builder to address.

Apartments

For an apartment, due diligence extends beyond the unit.

Investigate:

• Owners’ Management Company;
• annual service charge;
• sinking fund;
• planned major works;
• fire-safety documentation;
• block insurance;
• parking/storage rights;
• house rules;
• arrears;
• litigation where relevant.

The apartment can be immaculate while the building has major future liabilities.

BER and energy

BER is not just a label.

It can affect:

• heating cost;
• comfort;
• retrofit need;
• mortgage product eligibility;
• future resale appeal.

For an older property, estimate likely retrofit cost before deciding that a lower purchase price is a bargain.

What to do in the first week after sale agreed

Speed matters because avoidable delays can create pressure later.

Do not confuse urgency with commitment

The estate agent may want the deal to progress.

Your solicitor may be waiting on documents.

Your lender may request updates.

None of that means you should sign while material questions remain unanswered.

The transaction only becomes easier after uncertainty has been resolved.

Frequently asked questions

Is a lender valuation the same as a survey?

No. The valuation is primarily for the lender. A survey investigates the property’s condition for the buyer.

Should I get a survey on a new build?

Many buyers use a snagging inspection, and more detailed professional inspection may be appropriate depending on the property and concerns.

Can I renegotiate after a bad survey?

Before contracts are binding, buyers may attempt to renegotiate or withdraw. Whether the seller agrees to a reduction is a commercial decision.

Who checks planning permission?

Your solicitor reviews the legal documentation. A surveyor/engineer can also identify physical alterations that should be matched against planning and compliance records.