Buying a second-hand home means buying its history: the roof, the windows, any damp and how well it has been looked after. A pre-purchase property inspection tells you what can be seen before you commit. Here is what it covers, what it does not, and how to use it.
Updated 30 September 2026
What it is for
A pre-purchase property inspection is a practical look at the visible condition of a second-hand home, carried out before you sign. It helps you decide whether to go ahead, what to ask the seller, and what work to budget for after you move in.
It is different from a snag inspection. A snag inspection checks a new build for defects the builder should fix. A pre-purchase inspection checks an existing home whose condition you are about to take on.
When to book
Before you sign. The report is most useful while you can still ask questions, get quotes for repairs, or discuss the price.
What we inspect
The inspection is carried out by construction people, who build and renovate homes, so the report focuses on what matters in practice.
- The visible condition of the roof, from the ground and accessible areas
- External and internal walls
- Windows and doors
- Signs of damp
- Services, checked visually
- The attic, if it is accessible
What it does not include
Where something needs an engineer or another specialist, the report says so. It is better to know that something needs an engineer's opinion than to have it guessed at.
- No opening up of floors, walls or finishes
- No testing of services unless agreed in advance
- No structural calculations
Before the day
Ask the estate agent or seller to make sure we can get into every room, and into the attic if there is a hatch. An attic that cannot be reached cannot be inspected, and the report will say so. If you know of anything that worries you, such as a stain on a ceiling or a window that will not close, tell us when you book so we look at it closely.
Questions to take from the report
- Does anything need an engineer or specialist before I sign?
- Are there signs of damp, and where?
- What condition are the roof, windows and doors in?
- What would I want to repair or upgrade in the first year?
Reading the report
Read the report with three questions in mind. What needs attention now? What can wait? What needs a specialist before I commit? Items in the last group are the ones to resolve before you sign, either with further advice or in discussion with the seller.
Repair and upgrade estimate
Many buyers plan work once they move in, such as new windows, a new bathroom or better insulation. On request, we add an estimate for the repairs and upgrades you are considering, so you have a better idea of the total cost of the home.
What it costs
Our pre-purchase property inspection costs €650 plus VAT at 23%, which is €799.50 in total.
Who you deal with
Wanessa leads our property inspection service and is your contact from booking to report. Send us the address and where you are in the sale, and we will confirm a date.
This guide is general information, not legal or planning advice for your property. Rules change; check with your local council or a qualified professional before relying on it.