Building Snag List Surveys

Making a snag list is essential when you’re buying a new build home. We look at who should do it and when – and what happens if your builder refuses to fix snags.

What is a snag list?

A snag list, or snag list survey, is an inspection of your new build home to identify any defects. Most new build snags are cosmetic, such as scratched windows, paint splatters or new carpet snagging under doors. However, some snags can point to more serious underlying issues.

Once you have your snag list, you can use it to get your developer to fix the problems.

Whose job is the snag list?

As a buyer of a new build house, it’s your job to compile the snag list. You can write the snag list yourself but unless you’re in the building trade it’s advisable to hire a professional snagging inspector to do a snag report for you.

It may involve spending more money but if it spots issues that you may have missed it can be a very worthwhile investment. For an additional fee, you can ask them to re-check the corrective work to ensure it is completed to a satisfactory level, make sure more damage hasn’t been caused and offer further ongoing support.

Do I need to make a snag list?

Snag lists are not mandatory but it’s in your interests to make one and to identify any problems and ensure the developer fixes them.

Your new home should have passed building regulations inspections and come with a structural warranty from an approved insurance policy provider.

How much does a snag list survey cost?

The cost of a snagging survey starts at £300. While this is an additional homebuying cost, they offer an independent set of expert eyes assessing the building and structural standards of your new home, where there may be more significant and expensive problems. When you’re spending hundreds of thousands of pounds on your new home, we think it’s makes sense for peace of mind knowing any problems have been identified and fixed.

When should I make a snag list?

It’s advisable to have a Pre-Completion Inspection carried out before you complete on the new build house if your developer allows so that an initial snag list can be compiled.

However, these can often be limited (see below) so you may want to opt for a full snag survey to be carried out as soon as you move in.

How do Pre-Completion Inspections work?

If you’re buying a new build house from a developer signed up to the New Homes Quality Code, you’ll have the right to have a professional pre-completion snagging inspection of your home.

We urge all new-build home buyers to get a pre-completion inspection in much the same way we would advise all home buyers of existing properties to get a house survey.

The limitations of Pre-Completion Inspections

However, while pre-completion inspections are worthwhile, there are currently limitations to watch for:

• You may not be able to accompany the pre-completion inspector you hire. This is down to the developer’s discretion.
• Your surveyor must use the New Homes Quality Code’s Template Pre-Completion Inspection Checklist. This checklist means PCIs are a more surface level inspection than say a buildings survey that other homebuyers are able to access before they complete on a property.
• Some developers only allow their customer 1 hour on site to carry out the pre-completion inspection, which again doesn’t allow for proper inspection.

Due to these limitations, we advise you to follow up on your pre-completion inspection with a Snag List Survey when you move in.

The exterior: new-build snagging checklist

If you’re doing a DIY snag list, you can use the below as your snag list template:

• Roof: The tiling of the roof should be inspected for broken, loose tiles or cracked tiles. Roof tiles are one of the most common issues found on snagging lists.
• Walls, fences and gates: Ensure the outside walls and fences are sturdy. Check any gates are sturdy and check any locks too.
• Pipes: It’s essential that any outdoor piping on your house works property. Check water can flow through and drain.
• Paintwork: Check the paintwork on the outside of the property has been carried out to a good standard. Also, check the brickwork is satisfactory and that acid wash has been applied correctly – if it hasn’t, you may see white powdery marks across the brickwork.
• Driveway and garage: Make sure the ground is even on any driveway. If there’s a garage, check the doors and any windows to see if they’re sturdy, whether they open and close easily, and if they have satisfactory locks.

The interior: new-build snagging checklist

While inside your property, use this snag list template to get you started however depending on the property you’re buying you’re likely to want to add more to it.

• Doors: Test each door by opening and closing them to make sure they’re fitted properly. Make sure that the gap between the door and its frame isn’t too big, as this could let drafts in.
• Windows: Make sure all windows have been fitted properly, with no gaps between the window and the frame. Check they open and close properly and that locks work. Also, look out for any scratches on the glass.
• Stairs: Ensure any stairs are strong; if you hear creaks when using them, add this to your snag list.
• Kitchen: There’s a lot of potential for new build snags in the kitchen. So make sure all the fittings are installed properly, that cupboards and drawers open properly. Test all appliances and taps.
• Bathroom: Ensure the grouting has been done properly and that tiles have been fitted properly. Check the taps and shower work properly.
• Cosmetic issues: You’ll want to check how your home looks too, including things like paintwork has been done to the correct standard, carpets have been laid properly and skirting boards aren’t loose.
• Heating and insulation: Turn the heating on and make sure radiators work properly. Also, check the insulation, especially in the loft.
• Plumbing: Flush all the toilets to check they work and run every tap including outside ones to make sure they work.
• Electrics: Test all the plug sockets you can find and make sure they’re all fitted correctly to the wall and are not damaged. Check the light switches too.

How long is the new build snagging period?

You’ll usually have two years from your completion date to report any new build snags on your snag list to your house builder which they must fix. After that point, you’ll usually only be covered for major structural issues under your new build home warranty.

Can the house builder refuse to fix the defects? 

House builders are responsible for putting right any defect caused by their failure to build in accordance to the standards as set out by their warranty and insurance provider.

However, the guidelines about snagging on new builds can be subjective, which is where it can become tricky. You might consider something to be a fault but the housebuilder may argue it is not.

Having an independent expert such as a snagging surveyor may strengthen your case with snagging on new builds.