Buying a new build home is exciting, but it does not always mean the property will be flawless on the day you move in. Even newly completed homes can contain a range of defects, from minor cosmetic issues to more serious faults affecting performance, safety or durability. That is where a snagging list becomes important.
A snagging list is one of the most useful tools a buyer can have when taking ownership of a new build property. It helps identify defects, records them clearly, and provides a basis for asking the developer to put matters right.
What is a snagging list?
A snagging list is a written record of defects or incomplete items found in a newly built home. It may also be referred to as a snagging report or snagging survey, depending on who prepares it and how detailed it is.
Some issues are minor and largely cosmetic, such as marked paintwork, scratched glazing, poor sealant lines or damaged skirting boards. Others can point to more significant problems, such as poor drainage, defective insulation, uneven floors, faulty plumbing or incorrectly installed components.
The purpose of the snagging list is simple: to identify problems as early as possible and require the builder or developer to correct them.
Why snagging matters on a new build
There is often an assumption that a newly built property should be perfect. In practice, that is not always the case. New homes are built to tight programmes, involve many trades, and pass through numerous stages of construction before completion. As a result, defects can and do arise.
A snagging list helps ensure that issues are identified in a structured way rather than being dealt with informally or forgotten once you move in. It can also be valuable evidence if there is later disagreement about whether a defect existed from the outset.
In short, it protects your position and helps ensure you receive the standard of property you reasonably expected.
Who should prepare the snagging list?
The responsibility for spotting and reporting defects generally falls to the buyer. That means you can prepare your own snagging list if you wish.
However, many buyers choose to instruct an independent professional to carry out a snagging inspection. This is often a sensible decision, particularly for anyone without construction knowledge or experience of building defects. An experienced surveyor is likely to spot issues that an untrained buyer might miss, including technical defects that are not immediately obvious.
While this does involve an extra cost, many buyers consider it worthwhile for the reassurance it brings and the additional leverage it may provide when dealing with the developer.
Is a snagging survey necessary?
Even where a home has passed building control inspections and comes with a structural warranty, that does not guarantee the property will be free from defects. Snagging inspections serve a different purpose: they focus on the practical condition, finish and quality of the completed home.
Commissioning a snagging inspection is a sensible safeguard, particularly given the value of the purchase and the number of defects that can arise in newly built homes.
When should a snagging list be prepared?
Ideally, snagging should begin as early as possible.
If the developer allows it, a pre-completion inspection can be arranged before legal completion. This can help identify issues before the property is handed over. It gives the builder an opportunity to address defects early and may reduce the amount of remedial work needed once you move in.
The earlier defects are identified and reported, the better.
What should a snagging list include?
A snagging list should cover both the exterior and interior of the property. The aim is to create a clear, itemised record of anything that appears defective, incomplete, damaged or below an acceptable standard.
External snagging items
Externally, it is sensible to check the following:
Roof
Look for slipped, broken or poorly aligned tiles, incomplete flashings, damage to roof coverings, and anything that suggests poor installation.
Walls and brickwork
Check for poor pointing, staining, cracked bricks, inconsistent finishes, damage, and visible signs of poor workmanship.
Fences, gates and boundary features
Make sure boundary structures are secure, properly fixed and operating as expected.
External pipework and drainage
Check that rainwater goods, gullies and pipework are correctly fitted and draining properly.
External finishes and paintwork
Look for poor finishing, missed areas, staining, or visible defects to painted or rendered surfaces.
Driveways, paths and external paving
Check for uneven surfaces, poor alignment, ponding water, loose paving or trip hazards.
Garage or external store
If applicable, check doors, locks, windows, structure and finishes.
Internal snagging items
Internally, the snagging list should be equally thorough.
Doors
Check that all doors open and close properly, are aligned correctly, and do not rub, bind or leave excessive gaps.
Windows
Check operation, alignment, locking, sealant and glazing condition. Scratches, failed seals and poor fitting are common issues.
Walls and ceilings
Look for cracking, poor decoration, uneven finishes, staining, nail pops, damage or poor plasterwork.
Floors
Check for unevenness, movement, squeaking, poor carpet fitting, damaged flooring and poor finishes.
Stairs
Check for movement, creaking, poor fixing or visible defects in balustrades, handrails and finishes.
Kitchen
Test cupboards, drawers, worktops, appliances, taps, seals and finishes. Kitchens are one of the most common areas for snagging defects.
Bathrooms and en-suites
Check sanitaryware, tiling, grout lines, silicone seals, taps, showers, water flow and drainage.
Plumbing
Run all taps, flush all toilets and check for leaks, poor pressure or slow drainage.
Electrics
Check sockets, switches, light fittings and visible signs of poor installation or damage.
Loft and insulation
Where access is available, it is sensible to check loft insulation and general completion standards.
General cosmetic finishes
Check paintwork, skirting boards, architraves, mastic lines, fitted joinery and decorative finishes throughout.
What are the most common snagging issues?
Although every property is different, some defects arise repeatedly in new build homes. Common examples include:
- scratched windows or glazing
- poor paint finishes
- badly fitted doors
- uneven floors
- cracked or loose roof tiles
- missing or incomplete insulation
- plumbing faults
- poor sealant and grouting
- ill-fitting kitchen units
- drainage issues
- cosmetic damage caused during construction
While some are minor, others can indicate broader workmanship or quality control problems.
How long do you have to report snagging issues?
In many cases, buyers are given a period after completion during which snagging issues can be reported to the builder. Commonly, this period is around two years for defects that the builder is expected to rectify under the developer’s obligations.
After that, cover may be more limited and often focused on major structural issues under a new home warranty rather than smaller defects or finishing issues.
Because of that, it is sensible to identify and report defects as soon as possible rather than assuming you can deal with them later.
What if the builder refuses to fix the defects?
This is one of the most frustrating parts of the snagging process for many buyers.
Builders are generally expected to rectify defects that arise because the property has not been completed to the required standard. However, disagreement can arise where the developer argues that a particular issue is not a defect, is within tolerance, or is not their responsibility.
This is where an independent snagging survey can be especially helpful. A professionally prepared report can strengthen your position by setting out defects clearly and objectively. It can also help distinguish between matters of personal preference and genuine defects in workmanship or completion.
If the builder refuses to act, the next step will depend on the facts, the nature of the warranty, the contract documentation, and any relevant complaints or dispute procedures available.
Is a professional snagging survey worth the cost?
A professional snagging survey is an additional upfront expense, but it can be good value when weighed against the overall cost of the property and the potential cost of missed defects. A thorough inspection may identify issues that are expensive to remedy later and difficult to prove if not recorded at an early stage.
It also provides independent evidence, which can be useful if discussions with the builder become difficult.
Protect Yourself Today
A snagging list is one of the most practical and important steps a buyer can take when purchasing a new build home. It helps identify defects early, gives the developer a clear schedule of items to rectify, and provides valuable protection if disagreements arise later.
Whether you prepare the list yourself or instruct a professional snagging inspector, the key is to be thorough, act promptly and keep a clear written record of what has been found and when it was reported.
A new build home may be newly constructed, but that does not mean it will be free from defects. A good snagging process helps make sure the property you receive is one that has been finished to a proper standard.
If you need a snagging list, get in touch with Stokemont today.
