New build snagging list

With new build homes getting a lot of bad press, it's well worth getting a new build snagging list - or snagging survey - on your new home. Here we look at what snagging is, different types of snagging lists including a pre-completion inspection, whether you could do snagging yourself - and which option is best for you.

Angela Kerr Director, Editor

What is snagging?

Looking for a home in mint condition? You might think buying a new build is the answer.  But new does not necessarily mean flawless.

It is your house builder’s responsibility to check and fix any cosmetic defects before you complete on the sale. But, it is unlikely they are going to pick up on everything before you move in. Newly-built properties are known for minor defects or “snags” caused by poor workmanship or equipment.

Snagging is the process of itemising defects and reporting them to your house builder.

You can put together your own new build snagging list or hire a professional snagging inspector to do a snagging report for you.

Here’s what you need to know:

What is a snag? 

A snag is a small defect or problem that remains in your property after the building work has been completed. It is typically something that is damaged or broken; not fitted properly or looks unfinished – think a scratch on a window or a missing hinge on a door. Most are cosmetic. However, more serious defects can arise.

Doesn’t my property get checked for defects? 

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

It is your house builder’s responsibility to check and fix any cosmetic defects before you complete on the sale but it is unlikely they are going to pick up on everything, so it’s a good idea to pull together a snagging list.

What is a snagging list? 

The purpose of a snagging list is to identify defects in your home for your house builder to fix. 

You as the home buyer are responsible for identifying snags and raising them with your developer. If you are confident in doing so then you can pull together a snagging list yourself. But if you aren’t in the building trade, you may be better off getting a snagging surveyor to do a snagging list for you.

When’s the best time to make a snagging list?

In an ideal world, you would do a thorough snagging survey when the property is finished and ready to move in, and before exchanging contracts with your housebuilder. However this isn’t how the new build home buying system works. But since 2022, under the New Homes Quality Code, you can now at least undertake a Pre-Completion Inspection.

Pre Completion Inspections

A pre-completion inspection allows new build home buyers to have an independent inspection to identify any issues or snags prior to the legal completion of their house purchase. Pre-Completion Inspections, or PCIs, were introduced by the New Homes Quality Board in 2022. PCIs can be used to spot finishing issues and that basic elements such as lights, taps etc are working.  

A pre-completion inspection should involve an inspection of the property, room by room, and compile a comprehensive list of minor cosmetic issues. The report should then be shared with the buyer to pass to their conveyancing solicitor, and the builder who is responsible for rectifying the issues before the property is handed over at completion.

You can book your Pre-Completion Inspection today with our Snagging Experts at NBI. 

The limitations of Pre-Completion Inspections

PCIs are a good idea. They ensure the homebuyer feels reassured they aren’t walking into a new build nightmare. We would urge all new home buyers to get a pre-completion inspection in much the same way we would advise all homebuyers of existing properties to get a building survey. 

However, while house builders must give their customers the opportunity to have a PCI, there are limitations and things you need to watch for:

• Your house builder may offer to carry out a PCI on your behalf for free. But we would recommend you don’t ask the pupil to mark their own homework, so to speak. It’s unlikely to be in your best interests.  Instead employ your own independent pre-completion snagging inspector. 
• You will most likely be required to use a qualified snagging professional. They need to be a member of RPSA, RICS, CIOB. You can’t ask your builder or a family member to accompany you. 
• You may not be able to accompany the pre-completion inspector you hire. This is down to the developers discretion.
• Your surveyor must use the New Homes Quality Code’s Template Pre-Completion Inspection Checklist, making PCIs a more surface level inspection than say a full buildings survey or full snagging 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 is nowhere near enough time. 
• You will have to pay for your pre-completion inspection. They cost between £250-£500.

Can the pre-completion inspection delay completion?

No. According to the New Homes Quality Board FAQs on pre-completion inspection, it should not delay legal completion. They state “As this is an inspection of the finishing standards of the new home, it is not meant to delay completion as any items identified should be of a minor, aesthetic nature rather than a significant defect.”

For this reason, we advise you to follow up on your pre-completion inspection with a Snagging Survey when you move in. We know it’s more money to fork out but without it you will not have 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.

You have two years from your completion date to report any defects to your house builder which they are legally obliged to fix as part of your property’s warranty, which typically lasts for ten years.

How do I get a professional snagging list? 

Given the number of complaints and calls for help we get from visitors to our website, we have teamed up with one of the best known snagging inspectors in the UK, New Build Inspections. Unlike many other snagging companies, they never work for developers or builders so can retain their independence.

Their inspectors are highly qualified and experienced and have inspected thousands of new homes nationwide. They bring together the knowledge and experience of chartered surveyors, senior site managers, building surveyors, architects and developers to produce their new homes snagging methodology.

You can request to see previous or sample inspection reports and what they include in their price. New Build Inspections will not only provide you with a report but will advise you on what to do next and help fight your corner with the housebuilder.

Find out more about getting a professional snagging inspection including estimates with our partners at New Build Inspections

Will I have to pay for a snagging list? 

Yes. Usually the home buyer has to pay for a professional snagging inspection and the final list they compile, but you could try to pass on the cost on to your house builder by adding it to your purchase contract. Prices typically start from £250 for a one bedroom property.

How does a snagging survey work? 

Speak to our partners at New Build Inspections. You can start the ball rolling by simply filling in a short form on our site and then they will get in touch by email with options for you to consider. The inspector will then make a date for the on-site inspection.

They will write their findings in an inspection report and send these to you and the house builder with your permission within two days.

Alternatively, you could ask your conveyancer to contact the house builder’s own conveyancer and ask for a timetable of when the snags will be dealt with.

What are the main advantages of a snagging service? 

A professional inspector is likely to spot more defects than a homeowner. As part of the service, they can liaise with your house builder on your behalf and push for the defects to be fixed. It also means you don’t have to get personally involved.

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.

Arrange your snagging survey with snagging experts New Build Inspections today

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 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.

Most of the time, it is about negotiating. You may not get everything you want, so you will have to decide what you are happy with.

No traditionally-built new home is going to be completely flawless because it is built by people, not machines. There may be some things you have to fix yourself.

Try to keep things amicable with your house builder as it will make the process easier. If there is a breakdown in communication between you and your house builder, the consumer code they belong to will set out the process for resolving disputes.

For more information, see our guide to the consumer codes including the new homes ombudsman service.