Buying a new build home? You might think a brand-new property doesn't need a survey. Think again. In my 15 years as a chartered surveyor specializing in new builds, I've never inspected a new property without finding defects. The average new build I survey has 20-30 issues that need fixing, and I've seen some with over 100 snags.
A snagging survey is your protection against poor workmanship and construction defects. In this comprehensive guide, I'll explain what snagging surveys are, why they're essential for new builds, the most common defects I find, and how to use your snagging report to get issues fixed before you move in.
What is a Snagging Survey?
A snagging survey (also called a new build inspection or snagging inspection) is a detailed examination of a newly built property before completion. Unlike a traditional house survey that assesses the condition of an existing property, a snagging survey focuses on:
- Build quality and workmanship
- Finishing standards
- Compliance with building regulations
- Cosmetic defects and poor detailing
- Installation quality of fixtures and fittings
- Whether the property matches the specification you paid for
The survey produces a comprehensive list of defects - known as "snags" - which you present to the developer for rectification before you complete the purchase or immediately after moving in.
Why New Builds Need Snagging Surveys
Many buyers assume that because a property is new, it must be perfect. This is a dangerous assumption. Here's why:
1. Construction Timelines and Pressure
Developers work to tight deadlines and budgets. When completion dates approach, corners can be cut to meet targets. Rush work inevitably leads to mistakes and poor finishing.
2. Quality Control Isn't Always Rigorous
While reputable developers have quality control processes, these don't catch everything. Site managers are overseeing multiple properties simultaneously, and small defects slip through.
3. Subcontractor Issues
Most developers use multiple subcontractors for different trades (plumbing, electrical, plastering, etc.). Coordination issues and varying quality standards mean defects are common.
4. NHBC Warranty Isn't Enough
While new builds come with an NHBC (National House Building Council) or similar warranty, these typically cover structural defects, not cosmetic issues or poor workmanship. Many snags don't qualify for warranty claims.
5. Developers Know What Buyers Don't Check
Developers are aware that most buyers don't commission snagging surveys. Without professional inspection, defects often go unnoticed until after completion, when rectification becomes more complicated.
Most Common New Build Defects I Find
Based on hundreds of new build inspections, here are the most frequent issues I encounter:
Paintwork and Decorating (Found in 90% of New Builds)
- Uneven paint coverage
- Paint splashes on fixtures, floors, or windows
- Poor cutting-in around edges
- Visible brush marks or roller marks
- Missed areas or thin coverage
- Wrong paint finish used (matt instead of silk, etc.)
- Paint on light switches and sockets
Doors and Windows (Found in 75% of New Builds)
- Doors not hanging correctly or catching on frames
- Gaps around door frames
- Incorrectly fitted door handles or locks
- Windows not opening/closing smoothly
- Damaged or scratched window frames
- Poor sealing around windows
- Missing or damaged window restrictors
- Broken window locks or handles
Plumbing (Found in 65% of New Builds)
- Dripping taps or shower heads
- Poor tile grouting in bathrooms
- Loose or wobbly toilets
- Inadequate water pressure
- Visible pipes not properly boxed in
- Leaking waste pipes
- Bath or shower trays not level
- Incorrectly fitted bathroom accessories
Electrical (Found in 60% of New Builds)
- Sockets or switches not flush with walls
- Light fittings poorly installed
- Smoke alarms not positioned correctly
- Inadequate number of sockets in rooms
- Exposed wiring
- Non-functioning switches or outlets
- Damaged socket faceplates
Flooring (Found in 55% of New Builds)
- Scratched or damaged flooring
- Poorly fitted carpets with visible joins
- Uneven or springy floors
- Gaps between floorboards or laminate
- Damaged skirting boards
- Poorly fitted thresholds between rooms
Kitchen (Found in 50% of New Builds)
- Cupboard doors not aligned properly
- Damaged worktops or units
- Incorrectly fitted appliances
- Poor sealing around sinks
- Scratched or damaged unit fronts
- Drawers not running smoothly
- Missing fixings or handles
External Issues (Found in 45% of New Builds)
- Damaged or poorly laid driveways/paths
- Incomplete landscaping
- Poor drainage
- Damaged external render or brickwork
- Missing or damaged guttering
- Fence panels damaged or poorly installed
- Garden areas left in poor condition
When to Book Your Snagging Survey
Timing is crucial for maximum effectiveness:
Option 1: Pre-Completion Inspection (Ideal)
When: 1-2 weeks before your completion date
Advantages:
- All defects can be fixed before you move in
- You're not living in a construction site during repairs
- Stronger negotiating position - you haven't completed yet
- Can refuse to complete until major issues are resolved
Requirements: You'll need the developer's permission to access the property, which is usually granted.
Option 2: Post-Completion Inspection (Still Valuable)
When: Within first few weeks of moving in
Advantages:
- Can identify issues that only become apparent when living in the property
- Can check appliances and heating systems under normal use
- Still within developer's defect liability period
Disadvantages: You're living with defects while they're being fixed, and developers may be less responsive after completion.
My Recommendation
If possible, have two inspections: a thorough pre-completion snagging survey and a quick check-up 2-3 months after moving in to catch any issues that only emerge with occupancy.
What Happens During a Snagging Survey?
Here's what you can expect when you commission a professional snagging survey:
Before the Inspection
- You provide property details and arrange access
- The surveyor books a 2-4 hour time slot (depending on property size)
- You should attend if possible, though it's not required
During the Inspection
A thorough snagging survey includes:
- Room-by-room examination of every accessible area
- Testing of all doors, windows, and locks
- Checking electrical outlets, switches, and lights
- Running taps, showers, and testing toilets
- Examining paintwork, tiling, and finishing quality
- Testing appliances where possible
- Checking external areas including drainage
- Photographing all defects for evidence
- Measuring rooms to confirm they match specifications
After the Inspection
- You receive a detailed snagging report within 2-3 days
- Report includes photographs of each defect
- Defects are prioritized by severity
- Report is formatted for easy sharing with developer
How to Use Your Snagging Report
Once you have your snagging report, follow these steps:
1. Review and Prioritize
Identify which issues are:
- Critical: Safety hazards, major defects (must fix immediately)
- Important: Functional problems that affect daily living
- Minor: Cosmetic issues that should still be addressed
2. Submit to Developer
Send the complete report to your developer's customer care team. Most reputable developers have a formal process for handling snagging lists.
3. Follow Up in Writing
Keep all communication in writing (email is fine). This creates a paper trail if disputes arise.
4. Set Reasonable Deadlines
Request completion dates for different priority levels:
- Critical issues: Before completion or within 1 week
- Important issues: Within 1 month
- Minor issues: Within 2-3 months
5. Inspect Completed Work
Check each repair as it's completed. Don't sign off on work until you're satisfied it's been properly fixed.
6. Escalate if Necessary
If the developer is unresponsive:
- Contact their head office customer care team
- Reference your NHBC warranty and developer obligations
- Consider involving your solicitor
- As a last resort, contact the Consumer Code for Home Builders
Snagging Survey Costs in 2026
Professional snagging survey costs vary by property size:
- 1-2 bedroom flat: £300-£400
- 2-3 bedroom house: £400-£500
- 4 bedroom house: £500-£600
- 5+ bedroom house: £600-£800
Is it worth the cost? Absolutely. Consider that:
- The average snagging survey identifies £2,000-£5,000 worth of defects
- Fixing issues before completion is easier than after
- Professional reports carry more weight with developers
- You're protecting a £250,000+ investment
DIY Snagging vs. Professional Survey
Some buyers attempt DIY snagging inspections. While better than nothing, professional surveys offer significant advantages:
Professional Survey Benefits
- Surveyors know what to look for based on building regulations
- Professional equipment (moisture meters, laser levels)
- Comprehensive checklists ensure nothing is missed
- Detailed photographic evidence
- Formatted reports that developers take seriously
- Expert knowledge of common new build issues
- Identification of building regulation breaches
DIY Limitations
- Easy to miss subtle defects
- Difficult to assess if work meets standards
- Developers may dismiss untrained observations
- No professional backing if disputes arise
My recommendation: Commission a professional snagging survey but also do your own walk-through. Your observations about how the space works for you can complement the professional survey.
Your Rights as a New Build Buyer
Understanding your rights helps you get defects fixed:
NHBC Warranty
Most new builds come with a 10-year NHBC warranty covering:
- Year 1-2: Developer must fix all defects (including cosmetic)
- Years 3-10: Coverage for major structural defects only
Consumer Code for Home Builders
Developers registered with this code must:
- Provide after-sales service
- Have a complaints procedure
- Respond to snagging lists within reasonable time
- Fix defects within the warranty period
Sale of Goods Act
Your new home must be:
- Of satisfactory quality
- Fit for purpose
- As described in marketing materials
Red Flags: When to Walk Away from a New Build
Some defects are so serious you should consider not completing:
- Major structural cracks in walls or foundations
- Serious water ingress or drainage problems
- Electrical installation not compliant with regulations
- Unsafe gas installations
- Property significantly different from specification
- Evidence of very poor workmanship throughout
- Developer refusing to address serious defects
In these cases, speak to your solicitor immediately about your options.
Final Thoughts: Don't Skip the Snagging Survey
After 15 years of inspecting new builds, my advice is simple: never buy a new build without a snagging survey. The £400-£600 cost is insignificant compared to the value it provides.
A professional snagging survey:
- Protects your investment
- Ensures you get what you paid for
- Identifies issues before they become your problem
- Gives you leverage with developers
- Provides peace of mind
Remember: just because something is new doesn't mean it's perfect. Protect yourself with a professional inspection.
Ready to book a snagging survey for your new build? Contact our specialist team today.