My Home Buyers Survey explains why new build homes need professional snagging surveys. Even brand new properties have defects that need identifying before completion. Learn more in our Complete Guide to Home Surveys.
What Is a Snagging Survey?
A snagging survey is a detailed inspection of a new build property to identify defects, incomplete work, and issues with building standards. It's conducted before you complete the purchase, giving you leverage to have problems fixed by the developer.
Many buyers assume new builds are perfect and don't need surveys. This is a costly mistake. Every new build I've surveyed has had snags – typically 50-150 issues per property ranging from minor cosmetic problems to serious structural concerns.
Common New Build Defects
External Issues
- Poor brickwork and mortar joints
- Incorrectly installed roof tiles
- Gaps around windows and doors
- Damaged or poorly fitted guttering
- Uneven or poorly laid driveways
- Incomplete garden fencing
- Drainage issues and poor grading
Internal Problems
- Cracked or uneven plaster
- Poor paint finish and overspray
- Ill-fitting doors and windows
- Kitchen unit alignment issues
- Bathroom silicone and grouting problems
- Scratched or damaged flooring
- Electrical socket positioning errors
- Incomplete skirting or architrave
Serious Defects
- Structural issues (rare but critical)
- Damp penetration
- Inadequate insulation
- Heating system problems
- Electrical faults
- Plumbing leaks
- Building regulation non-compliance
Real Snagging Survey Example
Last month, I conducted a snagging survey on a £380,000 new build semi-detached house. The property looked immaculate during viewings, but my detailed inspection revealed 127 snags including:
Critical Issues:
- Bathroom leak into downstairs ceiling
- Front door not properly sealed (security issue)
- Missing cavity wall insulation in one section
- Boiler incorrectly installed
Major Issues:
- 17 cracked plaster areas
- Kitchen units not level
- Multiple paint defects
- Damaged flooring in three rooms
- Incomplete external drainage
Minor Issues:
- 85+ cosmetic defects (scratches, marks, poor finishing)
The buyers presented my comprehensive snagging report to the developer, who agreed to fix all issues before completion. Without the survey, they'd have moved into a property with over 100 defects and faced months of disruption getting repairs done.
When to Get a Snagging Survey
Pre-Completion Inspection
Best timing: 4-6 weeks before completion
This gives the developer time to fix issues before you move in. Most contracts allow a pre-completion inspection. Use this opportunity to have a professional surveyor identify all snags.
Post-Completion Inspection
Timing: Within the first few months of ownership
If you've already completed, get a snagging survey early in your warranty period. Most new builds have a 2-year warranty for defects. Identify issues early while they're covered.
What's Included in a Snagging Survey?
A professional snagging survey examines:
Structure and Fabric
- Walls, ceilings, and floors
- Roof and loft space
- Windows and doors
- External walls and brickwork
- Foundations and damp course
Services
- Electrical installation
- Heating and hot water
- Plumbing and drainage
- Ventilation systems
Finishes
- Plastering and decoration
- Kitchen installation
- Bathroom fittings
- Flooring and carpets
- External works
Compliance
- Building regulations adherence
- Planning permission compliance
- Energy efficiency standards
Snagging Survey Cost
Snagging surveys typically cost £300-£600 depending on property size and location. This investment pays for itself many times over by ensuring all defects are identified and fixed under warranty.
Cost breakdown:
- 2-bed flat: £300-£400
- 3-bed house: £400-£500
- 4+ bed house: £500-£600+
Compare this to the cost of fixing defects yourself if you miss them during the warranty period. A single plastering repair can cost £500+. Kitchen unit realignment: £300+. The survey easily pays for itself.
Developer Warranties and Your Rights
2-Year Warranty
Covers defects in materials, workmanship, and finishes. This is when most snags become apparent. Your snagging survey helps you use this warranty effectively.
10-Year Structural Warranty
NHBC or similar schemes cover major structural defects for 10 years. While rare, serious structural issues do occur in new builds. Early identification is crucial.
Your Rights
Under the Consumer Rights Act 2015, new builds must be built with reasonable skill and care. If they're not, you have legal rights to demand repairs or compensation. A snagging survey provides the evidence you need.
How to Use Your Snagging Report
Present to Developer
Provide the detailed snagging list to your developer's customer service team. Most reputable developers will agree to fix issues before completion.
Agree Timescales
Get written confirmation of when each issue will be fixed. Don't accept vague promises – insist on specific dates.
Re-Inspect After Repairs
Once work is done, reinspect to ensure repairs are completed properly. Many developers rush fixes and create new problems.
Document Everything
Take photos of all defects and keep copies of all correspondence. This evidence is invaluable if disputes arise.
Common Developer Responses
"That's Normal Settlement"
Some cracks are normal, but many are poor workmanship. A professional surveyor knows the difference. Don't let developers dismiss genuine defects as "settlement."
"We'll Fix It After You Move In"
Insist on pre-completion repairs where possible. Post-completion fixes mean disruption, mess, and inconvenience in your new home.
"That's Not Covered by Warranty"
If a defect exists from day one, it should be fixed under warranty. Push back on attempts to avoid responsibility.
DIY vs Professional Snagging Survey
DIY Inspection
Pros: Free, you learn about your property
Cons: Easy to miss issues, no professional credibility, developers may dismiss concerns
Professional Survey
Pros: Expert eye, comprehensive report, developer takes it seriously, protects your investment
Cons: Costs £300-£600
My recommendation: Always get a professional snagging survey. The cost is minimal compared to your property investment, and the comprehensive report gives you real leverage with developers.
Questions to Ask Your Snagging Surveyor
- How many new builds have you surveyed?
- What qualifications and insurance do you have?
- How long will the inspection take?
- What format will the report take?
- When will I receive the report?
- Do you provide photos of all defects?
- Can you attend meetings with the developer if needed?
- What happens if the developer disputes your findings?
Red Flags in New Builds
Be extra vigilant if you notice:
- Developer rushing you to complete
- Reluctance to allow pre-completion inspection
- Visible poor workmanship
- Multiple houses on the development with the same issues
- Developer with poor reputation or financial difficulties
Conclusion
New build homes aren't immune to defects. In fact, quality control issues on building sites mean snags are common. A professional snagging survey identifies problems while you have maximum leverage to get them fixed.
Don't assume your new home is perfect because it's brand new. Invest in a professional snagging survey and ensure every defect is identified and rectified before or shortly after completion.
The £300-£600 survey cost is excellent insurance that could save you thousands in repairs and months of stress dealing with defects after moving in.
Buying a new build? Contact us for a professional snagging survey and move into your new home with confidence.