What is a snagging survey?

A new build snagging survey is a detailed inspection of a newly constructed property designed to identify defects, unfinished work, and deviations from the specification before or after handover.

The inspection covers the full property – externally and internally – and produces a written snagging list that the buyer can submit to the developer. The developer is then responsible for addressing valid items within a defined period.

There are two common points at which a snagging survey is carried out:

• Pre-completion – before legal completion, ideally with the developer permission to access the property in advance of handover. This is the preferred timing because it gives the developer a clear window to address items before you move in.
• Post-completion – after moving in, using the developer defects period (typically two years under NHBC Buildmark) to raise outstanding issues.

Finishing and cosmetic defects

Finishing defects are the most frequently found category in snagging surveys. Although they are often described as minor, a significant number of them in one property reflects poor quality control and can be frustrating to live with if left unaddressed.

Paintwork and plasterwork

Missed paint coverage, brush marks, drips, paint on fixtures and fittings, poorly finished cutting in around skirtings and ceilings – these are among the most common findings. Plasterwork issues include cracks at junctions, poor finishing around door frames, and surface imperfections that become more visible once the property is lived in and lit naturally.

Carpentry and joinery

Poorly fitted skirting boards, architraves that are not flush, internal doors that do not close or latch cleanly, wardrobe and kitchen unit doors that are misaligned, and gaps between units and walls are typical findings. These items are relatively quick to fix when identified early but can be overlooked once a property is furnished.

Tiling and flooring

Cracked or chipped tiles, uneven tile joints, areas of poor adhesion particularly in wet rooms, and flooring that is not properly secured or is lifting at edges. In bathrooms and en suites, inadequate grouting or gaps at the base of shower enclosures can allow water ingress if not addressed.

Structural and build quality issues

Beyond finishing defects, snagging surveys often identify issues with the structure or build fabric of the property. These are generally more significant and worth raising formally with the developer.

External walls, brickwork, and render

Poor pointing, inconsistent mortar joints, mortar smears on brickwork, cracks at window and door reveals, inadequate weep holes in cavity walls, and render that is uneven or beginning to crack at junctions. Externally, these issues are most visible on close inspection but can allow water entry if overlooked.

Roof covering and guttering

Ridge tiles that are not properly bedded, displaced or missing clips on roof tiles, incorrectly fitted verge details, and guttering that has inadequate falls or is already sagging or leaking at joints. Flat roof areas on extensions or garages may show poor detailing at upstands or parapets.

Windows and doors

Double glazed units with condensation or misting between panes (indicating failed seals), poorly adjusted hardware, damaged frames or sills, draught gaps around frames, and external doors that do not close flush or require significant effort to operate.

Mechanical and services installations

Surveys frequently identify issues with how services have been installed. These range from purely cosmetic to genuinely functional concerns.

Heating systems

Radiators that are not level, pipework that is poorly clipped or runs in a way that creates an eyesore, thermostatic radiator valves that are missing or incorrectly fitted, and heating zones that have not been properly commissioned or balanced.

Electrical installation

Socket and switch faceplates that are not flush, badly positioned sockets relative to kitchen units, missing cover plates, and areas where cable runs are visible or poorly hidden. More seriously, where commissioning tests are not provided as part of the handover documentation, this is something worth querying.

Plumbing and drainage

Poorly sealed pipe penetrations through walls, silicone that has been applied unevenly or is already separating in wet rooms, inadequate clearances under kitchen sinks, and visible pipe clips that have not been properly fixed. Drainage falls – the gradient at which water runs away – are sometimes found to be inadequate, particularly in ground floor bathrooms.

How many defects does a typical snagging survey find?

The number varies significantly by developer, property size, and how close to the original handover date the inspection takes place. It is not uncommon for a detailed snagging inspection of a standard three or four bedroom new build to identify between 50 and 150 individual snags across the range of categories described above.

Not all of these will be significant – many finishing items are resolved quickly. But having a documented and prioritised list, prepared by an independent surveyor, places the buyer in a much stronger position than compiling a list themselves after moving in.

What happens after the snagging survey?

Once you have the snagging list, the process works as follows:

1. Submit the list formally to the developer customer care team – in writing, by email, so there is a clear record.
2. Keep a copy of every response and any agreed rectification schedule.
3. Arrange access for the developer contractors and confirm that items have been resolved before signing them off.
4. For any items you believe are being dismissed improperly, the NHBC (if your property is covered by Buildmark) has a dispute resolution process available.

A pre-completion inspection by an independent surveyor such as Blue Blossom Surveys gives you the best opportunity to have items resolved before completion, when the developer contractors are most likely to still be on site.