Your snag list could save you time and money
Friday September 27 2002
After the trauma of actually choosing a new home from the plans, signing on the dotted line, and handing over a hefty deposit, many buyers reckon that the worst is over.
All that remains is the anxious wait for the completion of their home.
But there is another, major, step on the acquisition trail - the 'snag list': the list the incoming buyer makes up of all the bits and pieces left unfinished. It is important that this list is made, given to the foreman and all problems corrected prior to moving in lock stock and barrel.
Most snag list problems are relatively minor and can easily be rectified, especially if the buyer kept records of all changes and extras that have been agreed in writing and included in the overall price. For example it could be extra kitchen cupboards, changes in the locations of radiators or installation of a power shower. Alternatively, it might be much bigger changes such as moving walls, doors etc, but these are generally worked out long before the snag list is necessary.
To their credit, the vast majority of builders have reached such a high standard of finish that the once lengthy lists have been relegated to just a few minor points such as a poor paint finish in one area or rough skirting boards in another.
As editor of this popular supplement, hardly a day goes by without some query about snag lists so I recently visited a Noonan Construction development in Arklow to test my honed skills in snagging. Having bought and snagged two new homes over the last 15 years, I reckoned myself a dab hand at spotting the less obvious flaws. But I hadn't accounted for the improved standard of finish generally since my last purchase.
Prior to that, unlevel floors, door frames and walls were not unusual.
In the Arklow case, at Woodlands, a development of semi detached and detached homes with prices starting around ?159,000, it was obvious the foreman John Whelan keeps a firm hand on all aspects of site presentation, as well as the ultimate product presentation. For starters everyone wore hard hats, the roads were swept, and grassy areas planted. The house itself, being purchased by Tom Clancy and Anne Kelly, was in pristine order, so much so we could have eaten our sandwiches off the floor.
Having run my hands over the wood finishes, inspected the painting job, checked the extractor fan hood, all locks, floor levels and windows, I took it one step further and opened and tested each cupboard, wardrobe, hot press level and light switch.
Feeling thoroughly frustrated, I gazed out the sparkling clean windows to survey what I suspected would be a nightmare rear garden, full of builder's rubble and hip high weeds. Not so, I was scuppered once again by Noonans who had rotavated, planted and enclosed the garden space.
I was very pleased with the quality of floorboards upstairs, so much so I advised the buyer not to purchase any floor covering for this level, instead to sand and polish the floors. The builder agreed to put in door saddles. Door saddles were once the norm but because of the large numbers opting for wooden floors, or different type floor finishes, many now refrain from putting these finishes in as they are often removed.
This three bedroom home, about 45 miles from the capital, was very well finished. Suffice to say there were only three or four items on the snag list and many of these were extras rather than snags.
From experience, any buyer at this stage should go a few steps further and save huge funds and inconvenience later. For example, a tap outside as well as a double electric socket is a must. The cost at this stage is miniscule by comparison with bringing in an electrician or plumber a few years later.
Throughout summer these are essential and any dog lover will know that the ritual cleaning of the canine is ideally completed outside the house with the help of a hose, hence its requirement. Gardeners, also, will be aware of the desirability of not traipsing through the house in mucky shoes.
Similarly, a side gate/door should not be omitted until later either and if the funds can stretch to it get the decking or patio constructed while the guys are still on site. Most labourers will work extra hours at much less cost than bringing one in later.
On the inside of the property, builders once again copped on to the requirement of as many sockets as possible. Think of your sittingroom: it needs at least two lamp sockets, a tv socket, video, stereo, computer, phone charger and babyminder listeners etc. That's eight sockets. Equally the kitchen needs one for the fridge, freezer, cooker, washing machine, dryer, dishwasher, toaster, radio/stereo, iron, vacuum - ten in all.
Upstairs, as far as I am concerned, you cannot have enough wardrobe space and it is often worth your while extending this space in pre-construction discussions with your builder.
Equally, I believe that if it is at all possible to have a coats cupboard downstairs you should do it - even if it means taking the space from another room. No coats cupboard means constant mess throughout the ground floor with a heap of coats on the stair post and that makes all the rooms look small and pokey.
Finally, do not despair when, having moved into a brand new home, you begin to notice cracks appear across the ceiling or walls. These are known as settling cracks and they appear in every house. In fact my own home has a few really scary looking cracks. These can be mended quite simply with filling and paint. Some builders undertake to do this, but in many cases it is as well to leave it for at least one year before tackling this problem and often the builder has long left the site at this stage.
Above all, do not be afraid to ask as many questions as you feel necessary. Do not allow any builder, foreman or agent to dismiss your concerns or make little of your queries. If you are unsure, explain that this is the case.
However, you are entitled to explanations, attention and good service. Remember, you are the most important person: you are the buyer.
- Clidhna O'Donoghue
