Unfinished building work: prepare a snag list before a demand letter
A practical Irish worked example for incomplete home improvements, separating unfinished work, defects and disputed extras.
By TBD · Sources checked · Republic of Ireland
When building work is unfinished, a room-by-room list can make the problem easier to explain. Separate missing work from faults and extra charges. Compare each item with the quote or specification and keep the builder's replies. This gives both of you a clear list to work through.
What you need to know
Consumer service remedies can include putting the service right, a price reduction or termination, depending on the failure and circumstances. CCPC guidance describes when a business should have an opportunity to fix a problem and when other remedies may arise. Do not assume every snag justifies cancellation of the whole contract.
Read the official sources below for the detail and current procedure.
Documents and details to keep
- Signed scope, drawings, quotation and any approved variations.
- Dated snag list with photographs and a distinction between missing and defective work.
- Payment schedule, invoices and independent professional findings where needed.
What to do first
Ask for a written proposal addressing each numbered item and a realistic completion schedule. State any access arrangements. Avoid asserting a technical defect you cannot explain or demanding an arbitrary sum for inconvenience. Where safety is involved, obtain qualified advice before allowing continued use or attempting DIY repairs. Do not assume withholding all outstanding payment is risk-free.
A fictional example
In this fictional example, a kitchen has two doors still to be fitted and an uneven worktop joint. The customer has paid most of the price. They list the missing doors separately from the worktop problem and ask the builder to explain how and when each will be addressed. No settlement or expert assessment is reported.
What you could write
Adapt only if accurate for your facts. This is not a court document or formal statutory notice.
The attached list distinguishes incomplete items from the workmanship issue I have raised. Please confirm your proposal and dates for addressing each point, and identify any item you say falls outside our agreed scope, with the relevant contract reference.
How TBD can help
TBD can help organise your records and draft a message. We cannot inspect the work, certify its safety or calculate the amount legally recoverable. Keep the records ready if you need a surveyor or solicitor.
If the first letter does not resolve it
A structural issue, substantial balance, disputed termination or counterclaim needs professional advice. If an ordinary consumer route may apply, check its scope and limits rather than reducing a larger claim merely to fit a form. Preserve evidence before remedial work changes the site.