Snagging Surveys
A professional snagging survey catches the 50–150 defects hiding in a typical new build — while your developer is still obliged to fix them.
Do you need a survey on a new build?
Yes — but not the survey most buyers think of. A new build rarely needs a Level 2 or Level 3 survey, because there should be nothing worn out to rate; what it needs is a snagging survey: a systematic, independent inspection that catches defects, unfinished details and poor-quality workmanship while the developer is still obliged to fix them. “The warranty will cover it” is not a plan — warranties respond to what gets reported, and a professional snagging list is how defects get reported properly.
Why every new build needs a snagging survey
Studies put the typical new build at 50–150 defects — from cosmetic paint and sealant issues to poorly fitted windows, plumbing faults and unfinished roof details. Multiple trades working to deadlines, on sites large and small, means even reputable developers hand over homes with faults. A snagging survey documents every one, while the developer is still obliged to fix them.
When to book
- Before completion — ideal: the developer fixes snags before you move in and legal completion gives you maximum leverage.
- After moving in — still valuable: most builder warranties (NHBC and similar) oblige the developer to remedy defects reported within the first two years.
What a RICS snagging survey covers
A systematic inspection inside and out: finishes, doors and windows, kitchens and bathrooms, plumbing and heating checks, loft space, brickwork, roofline and external works — delivered as a clear schedule of defects your developer can't argue with. Read our new build snagging list for what typically appears.
Common new build snags
The same faults recur on almost every site: paint, sealant and plaster finish defects; doors and windows misaligned or missing trickle ventilation; plumbing weeps under baths and sinks; incomplete loft insulation; brickwork pointing and weep-hole issues; scratched glazing and sanitaryware; garden levels and drainage that hold water; and details at the roofline finished from the scaffold, unchecked since it came down. Individually small, collectively they are exactly what turns a “finished” home into a year of customer-care emails — unless they are documented once, professionally, at the start.
What happens after the snagging list
The schedule of defects goes to the developer item by item, so nothing can be quietly skipped, and a re-inspection can be arranged once works are said to be complete. Most developers fix most snags — the list removes the argument. Where a developer disputes or ignores genuine defects, the report becomes the evidence base for escalation through the warranty provider's resolution service, and in the rare cases that end in legal proceedings the panel's construction expert witness surveyors prepare CPR Part 35 evidence.
Snagging survey or Level 2 survey?
For a brand-new home, snagging wins: it is built around workmanship, finishes and completion standards rather than wear and deterioration. Choose a Level 2 house survey once a “new” home has been lived in for some years, and see the panel's wider building surveying services for everything in between.
Cost
Snagging surveys cost £300–£600 depending on the size of the property — a fraction of the value of the defects they typically uncover. Book your snagging survey →
Frequently asked questions
What is in a snagging report?
A thorough inspection enables a detailed written schedule outlining identified issues, necessary remediation, or further investigation. Examples of snagging defects include but are not limited to:
- plaster cracked
- fittings incomplete
- floors or stairs uneven
- windows or doors sticking
- kitchen worktops chipped
- taps or radiators loose
- tiles broken or unfixed
- lights flickering or not working
Issues identified are usually minor quality concerns, but which still require a fair amount of work. Sometimes, health and safety problems are picked up (e.g. exposed wiring). An optional return visit post-remediation ensures completion.
What is the difference between a building survey and snagging?
A Full Building Survey focuses on the most significant aspects of condition which affect the structural integrity of the property. It does not focus on snagging, which are more superficial defects.
You should at the very least organise a Full Building Survey whenever you buy a property. A snagging report is more optional, but can be very handy if you are purchasing a new build or newly refurbished property and want to make sure the developer/contractor finishes everything “as new”.
Do I really need a snagging report?
A New Homes Review reported that 9/10 buyers found snags on moving in. Not only can a snagging report flag some safety issues, but it can save you thousands of pounds and a lot of time/hassle.
Our panel of surveyors leverages their knowledge and experience against the workmanship in question by producing a Schedule of Outstanding Works (Snagging List) so that you do not have to cover the cost of repairs as per the following scenarios:
- Pre-purchase: reviewing the quality of construction/finish before you assume ownership.
- Ongoing Works: nipping defects in the bud during works enables you to save time and money, particularly as builders are already on site and can apply the remedies there and then prior to final completion and payment to the contractor.
- Post-Purchase: issues are identified before the 2-year warranty expires.
Note: The Sale and Supply of Goods Act does not apply to property if you are thinking of applying for a refund from the vendor!
Does the building warranty cover snagging anyway?
Upon purchasing a new home, buyers typically receive a build warranty usually spanning 10 years. However, the coverage, which initially includes liability from the developer for the first 2 years, becomes less comprehensive over time. After the initial period, the warranty primarily provides structural coverage more as an insurance policy. Therefore, investing in a comprehensive snagging report can save you a much greater cost in rectifying such issues.