Snagging list for new builds explained

Making a snagging list is essential when you’re buying a new build home. We look at who should do it and when – and what happens if your builder refuses to fix snags.

Angela Kerr Director, Editor

What is a snagging list?

A snagging list, or snagging survey, is an inspection of your new build home to identify any defects. Most new build snags are cosmetic, such as scratched windows, paint splatters or new carpet snagging under doors. However, some snags can point to more serious underlying issues.

Once you have your snagging list, you can use it to get your developer to fix the problems.

Whose job is the snagging list?

As a buyer of a new build house, it’s your job to compile the snagging list. You can write the snagging list yourself but unless you’re in the building trade it’s advisable to hire a professional snagging inspector to do a snagging report for you.

It may involve spending more money but if it spots issues that you may have missed it can be a very worthwhile investment. For an additional fee, you can ask them to re-check the corrective work to ensure it is completed to a satisfactory level, make sure more damage hasn’t been caused and offer further ongoing support.

Do I need to make a snagging list?

Snagging lists aren’t mandatory but it’s in your interests to make one and to identify any problems and ensure the developer fixes them.

Your new home should have passed building regulations inspections and come with a structural warranty from an approved insurance policy provider.

However, according to the Home Builders Federation National New Homes Customer Satisfaction Survey published in March 2024, 95% of new build buyers reported problems to their builder since moving in and a third reported more than 15 snags.

So the chances are you will find problems. New build homes tend to be built quickly and that, coupled with human error, means mistakes are common.

How much does a snagging survey cost?

The cost of a snagging survey starts at £300. While this is an additional homebuying cost, they offer an independent set of expert eyes assessing the building and structural standards of your new home, where there may be more significant and expensive problems. When you’re spending hundreds of thousands of pounds on your new home, we think it’s a no-brainer for peace of mind knowing any problems have been identified and fixed.

When should I make a snagging list?

It’s advisable to have a Pre-Completion Inspection carried out before you complete on the new build house if your developer allows so that an initial snagging list can be compiled.

However these can often be limited (see below) so you may want to opt for a full snagging survey to be carried out as soon as you move in.

How do Pre-Completion Inspections work?

If you’re buying a new build house from a developer signed up to the New Homes Quality Code, you’ll have the right to have a professional pre-completion snagging inspection of your home.

A pre-completion inspection should involve an inspection of the property, room by room, and you’ll then receive a comprehensive snagging report. The report should then be shared with the buyer to pass to their conveyancing solicitor dealing with their new build purchase. The builder should then rectify the issues before the property is handed over at completion.

We urge all new build home buyers to get a pre-completion inspection in much the same way we would advise all home buyers of existing properties to get a house survey. 

You can book your Pre-Completion Inspection today with our Snagging Experts at NBI. 

The limitations of Pre-Completion Inspections

However, while pre-completion inspections are worthwhile, there are currently limitations to watch for:

• You may not be able to accompany the pre-completion inspector you hire. This is down to the developer’s discretion.
• Your surveyor must use the New Homes Quality Code’s Template Pre-Completion Inspection Checklist. This checklist means PCIs are a more surface level inspection than say a buildings survey that other homebuyers are able to access before they complete on a property.
• Some developers only allow their customer 1 hour on site to carry out the pre-completion inspection, which again doesn’t allow for proper inspection. 

Due to these limitations, we advise you to follow up on your pre-completion inspection with a Snagging Survey when you move in.

New build snagging checklist

The snagging list format is quite standard; essentially you’ll need to examine the exterior and interior of your home to look for any issues that the builder needs to rectify. Here’s your new build snagging checklist.

What should a snagging list for new builds include?

This is what should be included on your snagging list:

The exterior: new build snagging checklist

If you’re doing a DIY snag list, you can use the below as your snagging list template:

• Roof: The tiling of the roof should be inspected for broken, loose tiles or cracked tiles. Roof tiles are one of the most common issues found on snagging lists.
• Walls, fences and gates: Ensure the outside walls and fences are sturdy. Check any gates are sturdy and check any locks too.
• Pipes: It’s essential that any outdoor piping on your house works property. Check water can flow through and drain.
• Paintwork: Check the paintwork on the outside of the property has been carried out to a good standard. Also, check the brickwork is satisfactory and that acid wash has been applied correctly – if it hasn’t, you may see white powdery marks across the brickwork.
• Driveway and garage: Make sure the ground is even on any driveway. If there’s a garage, check the doors and any windows to see if they’re sturdy, whether they open and close easily, and if they have satisfactory locks.

The interior: new build snagging checklist

While inside your property, use this snagging list template to get you started however depending on the property you’re buying you’re likely to want to add more to it.

• Doors: Test each door by opening and closing them to make sure they’re fitted properly. Make sure that the gap between the door and its frame isn’t too big, as this could let drafts in.
• Windows: Make sure all windows have been fitted properly, with no gaps between the window and the frame. Check they open and close properly and that locks work. Also, look out for any scratches on the glass.
• Stairs: Ensure any stairs are strong; if you hear creaks when using them, add this to your snagging list.
• Kitchen: There’s a lot of potential for new build snags in the kitchen. So make sure all the fittings are installed properly, that cupboards and drawers open properly. Test all appliances and taps.
• Bathroom: Ensure the grouting has been done properly and that tiles have been fitted properly. Check the taps and shower work properly.
• Cosmetic issues: You’ll want to check how your home looks too, including things like paintwork has been done to the correct standard, carpets have been laid proeperly and skirting boards aren’t loose.
• Heating and insulation: Turn the heating on and make sure radiators work properly. Also, check the insulation, especially in the loft.
• Plumbing: Flush all the toilets to check they work and run every tap including outside ones to make sure they work.
• Electrics: Test all the plug sockets you can find and make sure they’re all fitted correctly to the wall and are not damaged. Check the light switches too.

Find out more about getting a professional snagging inspection including estimates with our partners at New Build Inspections.

Snagging list example

You can see a snagging list example here from New Build Inspections and an example of a PCI here, complete with photographs of the range of issues identified.

How long is the new build snagging period?

You’ll usually have two years from your completion date to report any new build snags on your snagging list to your house builder which they must fix. After that point, you’ll usually only be covered for major structural issues under your new build home warranty.

What are the most common snagging issues?

These are some of the common issues on new build snag lists:

• Poorly fitted windows
• Incomplete insulation
• Plumbing issues
• Uneven floors
• Loose or cracked roof tiles

How do I get a professional snagging survey? 

Given the number of complaints and calls for help we get from visitors to our website, we have teamed up with one of the best-known snagging inspectors in the UK, New Build Inspections. Unlike many other snagging companies, they never work for developers or builders so can retain their independence.

Their inspectors are highly-qualified and experienced and have inspected thousands of new homes nationwide. They bring together the knowledge and experience of chartered surveyors, senior site managers, building surveyors, architects and developers to produce their new homes snagging methodology.

You can request to see previous or sample inspection reports and what they include in their price from New Build Inspections. You can view an example inspection report here and a sample PCI report. Remember, New Build Inspections will not only provide you with a report but will advise you on what to do next and help fight your corner with the housebuilder.

Just fill out the form here and they’ll email your with options for you to consider. If you proceed, the inspector will make a date for the on-site inspection. They will write their findings in an inspection report and send these to you and the house builder with your permission within two days.

Alternatively, you could ask your conveyancer to contact the house builder’s own conveyancer and ask for a timetable of when the snags will be dealt with.

Find out more about getting a professional snagging inspection including estimates with our partners at New Build Inspections.

Can the house builder refuse to fix the defects? 

House builders are responsible for putting right any defect caused by their failure to build in accordance to the standards as set out by their warranty and insurance provider.

However, the guidelines about snagging on new builds can be subjective, which is where it can become tricky. You might consider something to be a fault but the housebuilder may argue it is not.

Having an independent expert such as a snagging surveyor may strengthen your case with snagging on new builds. If you’re still having difficulties with your builder, see our guide on how to fix problems with your new build home.

Frequently Asked Questions