Pre-Purchase Building Survey: What to Expect and Why You Need One

Buying a property is likely the largest purchase you’ll ever make. A pre-purchase building survey is essential protection against buying a property with hidden defects that could cost thousands to repair.

What is a Pre-Purchase Building Survey?

A pre-purchase building survey is a detailed inspection of a property’s condition, conducted by a qualified surveyor or structural engineer before you complete a purchase. It identifies defects, assesses condition, and highlights potential issues that may affect your decision to buy or the price you’re willing to pay.

Types of Building Surveys

1. Structural Survey

Conducted by a chartered structural engineer, this focuses specifically on the structural integrity of the building:

• Foundations and settlement
• Walls (cracking, movement, stability)
• Floors (structural adequacy, deflection)
• Roof structure (timber condition, adequacy)
• Overall structural assessment

Best for: Older properties, visible cracks, suspected structural issues

2. Building Survey (Full Survey)

A comprehensive inspection covering all building elements:

• Structure (as above)
• Roof covering
• External walls and finishes
• Windows and doors
• Drainage
• Electrical and plumbing (visual only)
• Damp and timber defects
• Energy efficiency

Best for: Any property purchase, especially older or unusual properties

3. Home Buyers Report

A less detailed survey, often suitable for modern properties in apparently good condition:

• Overview of visible defects
• Condition ratings
• Essential repairs needed

Best for: Modern properties, limited budget

What Does a Structural Engineer Look For?

Foundation Issues

• Cracks indicating settlement or subsidence
• Adequacy of foundations for building type
• Evidence of movement or heave

Wall Problems

• Structural cracking patterns
• Bulging or leaning walls
• Failed wall ties (cavity walls)
• Damp penetration affecting structure

Floor Defects

• Excessive deflection or bounce
• Rot in timber floors
• Cracking in concrete floors

Roof Structure

• Sagging or spreading
• Inadequate timbers
• Failed connections
• Rot or beetle infestation

Previous Alterations

• Improperly removed walls
• Undersized steelwork
• Uncertified structural works

How Much Does a Building Survey Cost?

Structural Survey Costs (Ireland 2025)

• Apartments: €300 - €500
• Standard 3-bed semi: €400 - €600
• Larger detached house: €500 - €800
• Period property: €600 - €1,000

Full Building Survey Costs

• Apartments: €400 - €700
• Standard 3-bed semi: €500 - €800
• Larger detached house: €700 - €1,200
• Period property: €800 - €1,500

Common Issues Found in Irish Properties

Older Properties (Pre-1960)

• Solid wall construction with no damp course
• Inadequate foundations
• Timber rot in floors and roofs
• Settlement and structural movement

1960s-1980s Properties

• Cavity wall tie failure
• Flat roof problems
• Pyrite or mica contamination (in some areas)
• Aluminium wiring (safety concerns)

Celtic Tiger Era (2000s)

• Build quality issues
• Fire safety deficiencies
• Poor thermal performance
• Defective external insulation

Modern Properties

• Snagging issues
• Incomplete works
• Specification deviations

What Happens After the Survey?

1. Receive Report

You’ll receive a detailed written report, typically within 3-5 working days, with:

• Description of defects found
• Assessment of severity
• Photographs
• Recommendations for remedial works
• Estimated repair costs (where possible)

2. Consider Your Options

Based on findings, you can:

• Proceed - If issues are minor or acceptable
• Renegotiate - Request price reduction to cover repair costs
• Request repairs - Ask seller to fix issues before completion
• Walk away - If issues are too serious or costly

3. Get Further Advice

For serious issues, you may need specialist reports (damp, timber, electrical) or detailed remediation proposals.

When Should You Commission a Survey?

The ideal time is after your offer is accepted but before you’re legally committed (exchange of contracts or signing a binding agreement).

In Ireland, this typically means:

• After sale agreed
• During due diligence period
• Before signing contracts

Choosing a Surveyor

Look for:

1. Chartered qualifications - CEng MIEI, MSCSI, MRICS
2. Professional indemnity insurance - Essential protection
3. Local experience - Knowledge of regional building types and issues
4. Clear communication - Ability to explain findings in plain English
5. Availability - Can complete survey within your timescales

Conclusion

A pre-purchase building survey is essential insurance when buying property. The cost is minimal compared to potential repair bills, and the peace of mind is invaluable. At Brickbolt Engineering, our chartered structural engineers provide detailed, honest assessments to help you make informed decisions.

Contact us today to arrange your pre-purchase structural survey.