Residential Surveys
Snag List
Snagging is carried out on newly built properties. We will inspect the property and compile a snag list report. This report outlines a list of unfinished work, shortcomings and defects within the property. The purchaser presents the developer with this list of snagging items which should be completed before contracts are finalised.
If required we can re-inspect the property to ensure that all shortcomings and unfinished items are completed.
All snag lists are carried out by a Chartered Building Surveyor who will ensure that the property is built in compliance with current Building Regulations.
Building Surveys (Structural Surveys)
Building Surveys can be carried out on both new and second hand properties. A Building Survey takes the form of a comprehensive report following a thorough inspection of the property. A Building Survey is often regarded as a property “Health Check” which examines all accessible parts of the property.
A Building Survey can be reported in a style to suit your specific requirements. It examines all accessible parts of the property – however you can ask to have specific areas included, so it covers any particular concerns you have about the property.
A Building Survey report typically
- Describes and evaluates the form of construction and materials used;
- Evaluates the general condition of the property;
- Identifies major and minor defects and outlines the risk of potential or hidden defects;
- Sets out remedial options and likely consequences of non-repair;
- Recommends future special investigations (if required);
- Advises on statutory related matters including building regulations and planning conditions. It may also make recommendations to refer certain issues to your legal advisor.
All building surveys are carried out by an experienced Chartered Building Surveyor.
Defect Analysis
A Defect Analysis is the investigation of a specific defect or problem within a property. Defect reports will identify the nature and extent of particular problems, will establish the cause and recommend an appropriate course of remedial actions to eliminate a re-occurrence of the problem.
Typical Defects include damp penetration, condensation problems, structural movement and poor workmanship.
This investigation and analysis will be undertaken by an experienced Chartered Building Surveyor who has been specifically trained in the principles and processes of construction and in the capabilities and compatibility of materials. If required, we can also act as an Expert Witness for the Courts.
Boundary Disputes
Boundary Disputes may occur if adjoining property owners cannot locate the true position of a boundary or where rights of ways have been obstructed or in the case if boundaries are damaged. The key to resolving a dispute speedily and successfully is to employ an expert as soon as possible.
A Chartered Building Surveyor can assist property owners in the identification of boundary lines and can offer advice on how best to proceed. If required, we also act as Expert Witness for the Courts.
Property Loss Assessing
Whether your property has suffered as a result of flood, fire or burst pipe damage, Andrew O’Gorman & Associates are available to provide a professional service to assist you in the reinstatement of your loss. The following is a list of services which we provide:
- Carry out inspection of property to assess the extent of insured damage.
- Prepare a report and costings on reinstatement works required to the property.
- Negotiate a successful financial settlement with your insurers.
- Supervise reinstate works to the property on your behalf.
Insurance Reinstatement Cost Assessments
Andrew O’Gorman & Associates can assess your property stock and provide you with a reinstatement value for each property. This is the value at which the property should be insured for.
At least in the unfortunate event of your property suffering part or complete damage, you can rest assured that the property is adequately insured.
Planning Searches
The purpose of the Planning Search is to provide a full planning history of the property. We recommend planning searches when purchasing a property.
Planning Searches involve a detailed examination of all previous planning applications to ensure that there are no unauthorised developments. It also involves the inspection of relevant and current planning applications in the immediate surrounding area and advises on any proposed applications, which may have an adverse affect on the property.
Confirmation from Building Control is also sought to ensure that there are no Enforcement Notices or Purchase Orders served on the property. If required we can also carry out an inspection in the relevant Local Authority roads department and advise on any future road widening proposals, which may affect the site.
Mapping
We undertake mapping suitable for Land Registry purposes for one-off sites and for larger plots of lands (farms and commercial sites) to facilitate property transfers.
We also prepare Declarations of Identity and Multi-Storey scheme maps.
Bank/Mortgage Valuations
This is a brief inspection of a property required by the lending institution to ensure that the property is adequate security for a loan. The Building Surveyor will also indicate the cost of reinstatement for fire insurance purposes in accordance with the current Society of Chartered Surveyor guidelines.
Note: A Bank valuation inspection is not a Building Survey or a detailed inspection of a property.
Certificate of Compliance
We provide a wide range of certificates of compliance. These Certificates are presented in a format recommended by the Society of Chartered Surveyors and include:
- Certificate of compliance with Planning Permission
- Certificate of compliance with Building Regulations
- Certificate of Exemption from Planning and Building regulations.
Building Energy Rating Certificates
Andrew O’Gorman & Associates are approved by Sustainable Energy Ireland to carry out Building Energy Ratings (BER) surveys.
We provide professional advice to property owners on how best to make their homes more energy efficient.
A BER certificate is compulsory for new homes where planning was applied for on or after 01st January 2007 and all homes for sale or rent on or after 01st January 2009.
