New Build Snagging: What to Check Before Completion

What Snagging Is (And What It Isn't)

Snagging is the process of identifying defects, incomplete work, and poor workmanship in a new build property before or shortly after you complete the purchase. A 'snag' can range from a scuffed skirting board to a missing damp-proof course — it's anything that falls below the standard you'd reasonably expect from a new home.

Snagging is not a structural survey. It doesn't replace a building survey or mortgage valuation, and a snagging inspector won't assess foundations, roof structure, or drainage in the same depth as a chartered surveyor. Think of it as a quality control inspection — checking that the builder has finished the job properly and that everything works as it should.

Developers have an obligation to fix legitimate snags under the terms of your purchase contract. The NHBC Buildmark warranty (which covers most new builds) requires the builder to fix defects reported within the first 2 years. However, there's a practical difference between what developers are obligated to fix and what they actually fix without a fight — which is why documentation matters.

When to Snag — Timing Is Everything

Ideally, you want to snag before legal completion — during a pre-completion inspection. Most developers will offer a 'home demonstration' visit a week or two before your completion date. This is when they walk you through the property, show you how systems work, and hand over instruction manuals. It's also your opportunity to identify snags.

However, the pre-completion visit is typically only 1–2 hours, which isn't enough for a thorough inspection. Request additional access for a snagging inspection — either by you or a professional snagging company. Some developers resist this; push back firmly. You're about to spend hundreds of thousands of pounds, and a pre-purchase inspection is entirely reasonable.

If the developer won't allow pre-completion access (which is unfortunately common), you can snag immediately after completion. You'll want to do this within the first few days, before you move furniture in and while defects are easiest to spot. Report all snags to the developer in writing within 14 days of completion.

Common New Build Defects

The most common snags fall into predictable categories. Here's what to check systematically in every room and external area.

• ▸Plastering and paintwork: Uneven plaster, bumps, cracks, thin coverage, paint splashes on window frames and flooring, roller marks, and missed spots. Check walls with a torch held at an angle to reveal imperfections.
• ▸Windows and doors: Scratched glass, misaligned frames, poor seals, handles that don't engage properly, door hinges that squeak or bind, gaps between frames and walls, and missing or incomplete mastic (sealant).
• ▸Kitchens and bathrooms: Poorly aligned cabinet doors, chipped worktops, loose taps, inadequate silicone sealing around baths and shower trays, slow-draining sinks, and incorrectly plumbed waste pipes.
• ▸Flooring: Uneven screeds (use a marble — if it rolls, the floor isn't level), creaking floorboards, damaged tiles, gaps in laminate, and poor transitions between rooms.
• ▸External areas: Incomplete pointing on brickwork, cracked render, poorly laid driveways and paths, inadequate drainage slopes (water should flow away from the house), missing ventilation grilles, and unfinished landscaping.
• ▸Electrical and plumbing: Switches and sockets that aren't flush with walls, light fittings that flicker, radiators that don't heat evenly (may have air locks), low water pressure, and boiler error codes.
• ▸Loft and roof space: Missing or incorrectly installed insulation, debris left by builders, unsealed gaps around pipes and cables, and inadequate ventilation. Many snagging companies check the loft as standard — it's often where the worst shortcuts are taken.

DIY Snagging vs Professional Inspection

You can absolutely snag a property yourself if you're methodical and know what to look for. Bring a torch, a marble (for checking floor levels), a phone charger (to test every socket), a spirit level, and something to run every tap. Work room by room, photograph everything, and create a numbered list with descriptions and locations.

A professional snagging inspector will typically find 50–100+ snags on a standard 3-bed new build — many of which a homeowner would miss. They check things like boiler installation against manufacturer specifications, drainage fall angles, insulation depth, and electrical wiring compliance. Their report is formatted as a professional document that developers take more seriously than a handwritten list.

The cost of a professional snagging inspection (£300–£600) is a fraction of the property's value and usually pays for itself in the defects identified. If budget allows, it's worth the investment — particularly for properties over £300,000 where the developer's build quality is critical to long-term value.

NHBC Warranty and Developer Obligations

Most new build homes in England and Wales come with an NHBC Buildmark warranty, which operates in three stages. During the first 2 years (the 'builder warranty period'), the developer must fix any defects that breach NHBC standards or the terms of your contract. From years 3–10, NHBC provides insurance cover for structural defects only — things like subsidence, wall collapse, and roof structure failure.

If the developer refuses to fix snags within the 2-year builder warranty period, you can escalate to NHBC's Resolution Service. NHBC will inspect the property and, if they agree the defect breaches their standards, they'll require the builder to fix it. If the builder still refuses, NHBC can arrange repairs and recover costs from the builder.

It's important to report all snags in writing (email, not phone calls) and keep a clear paper trail. Set reasonable deadlines for remediation — 28 days for non-urgent items is standard. If the developer is unresponsive, copy in the NHBC and mention the Resolution Service. Most developers fix snags promptly once NHBC involvement is threatened.

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