Buying a new build should mean getting a property in pristine condition. In practice, new builds consistently arrive with defects — misaligned tiles, incomplete plastering, doors that don't shut properly, missing insulation in the loft. These issues are so common that an entire industry has grown up to catch them: professional snagging. Whether you hire a specialist or do it yourself, understanding the snagging process is essential for any new build buyer in the UK.
What Is Snagging?
Snagging is the process of identifying defects, incomplete work, and substandard finishes in a newly built property before or shortly after you move in. A snag list is the written record of every issue found, which you then present to the developer for rectification.
The term comes from the construction industry, where a snagging inspection is a standard part of the handover process. In commercial projects it is managed by a project manager or architect. In residential new builds, it largely falls to the buyer — who typically has no construction experience and is usually distracted by the excitement of moving in.
Why New Builds Always Have Defects
The UK housebuilding industry operates under significant time and cost pressures. Developers hit year-end completion targets, subcontractors work across multiple sites simultaneously, and there is rarely the time for thorough quality checking at every stage. The result is a predictable pattern of defects: cosmetic issues (paint splashes, scratched windows, gaps in skirting boards) alongside more significant problems (inadequate insulation, drainage issues, structural cracks).
A 2020 survey by the Home Builders Federation found that 99% of new build buyers reported snags in the first two years. The average was 157 issues per property.
The NHBC Warranty Explained
Most new build homes in the UK are covered by an NHBC Buildmark warranty, which provides protection in two phases:
- Years 1–2 (Developer's Responsibility Period): The developer is obliged to fix defects reported to them. NHBC provides a resolution service if the developer fails to act.
- Years 3–10 (NHBC Insurance Period): NHBC's insurance covers major structural defects (though not cosmetic issues or general wear and tear).
It is important to understand what the warranty does and does not cover. It does not cover general maintenance, damage caused by the homeowner, or issues resulting from the buyer's own alterations. The NHBC deposit protection scheme also covers your 10% exchange deposit if the developer becomes insolvent before completion.
Other warranty providers — such as Premier Guarantee and LABC Warranty — offer similar products. Check which scheme applies to your property.
When to Snag: The Ideal Window
The ideal time to carry out a snagging inspection is before legal completion — before you legally own the property and hand over the full purchase price. At this point, you have maximum leverage: the developer is motivated to complete the sale and will be more responsive to your snag list.
In practice, developers often resist pre-completion snagging inspections, claiming insurance or health and safety reasons. Know your rights: you are entitled to inspect what you are buying, and most developers will accommodate a request made in writing. Your solicitor can also request that completion is conditional on snags being addressed.
If you cannot inspect before completion, do so within the first few weeks of moving in, while the defects are fresh and clearly attributable to the construction rather than your occupation.
What to Check: Your Snagging List
Exterior
- Brickwork: check for cracked, chipped, or misaligned bricks; missing pointing in mortar joints
- Roof: visible from the ground — check for missing, cracked or slipped tiles; ridge and hip tiles properly bedded
- Gutters and downpipes: correctly aligned, no gaps at joints, downpipes discharge properly
- Windows and external doors: open and close smoothly; seals intact; no scratches on glazing; locks and handles work
- Driveway and paths: level, no trip hazards, drainage channels clear
Interior — Structure and Finishes
- Walls and ceilings: plastering smooth and flat; no cracks (hairline cracks at plasterboard joints can be normal but should be noted); paint coverage even with no runs or missed patches
- Floors: level with no bounce or squeak; floor coverings properly laid with no gaps, bubbles, or lifting edges; thresholds between rooms neatly finished
- Stairs: treads and risers secure; balustrade tight with no movement; spindles evenly spaced
Kitchen and Bathrooms
- Kitchen units: doors and drawers align and close fully; hinges adjusted; worktops level and joints tight; splashback properly sealed
- Appliances: all included appliances function and are connected correctly
- Bathrooms: tiles level, grouted, and sealed; no hollow tiles (tap with a coin — a hollow sound indicates poor adhesion); baths, basins, and shower trays properly sealed to walls; taps, shower controls, and flush mechanisms work
Services
- Electrical: test every socket with a phone charger or plug-in tester; check light switches in every room; consumer unit properly labelled
- Heating: run the boiler and test every radiator; check thermostatic radiator valves; ask for commissioning certificates
- Plumbing: run every tap; check under-sink cupboards for leaks; flush every toilet; check shower pressure
- Loft: inspect insulation — should be continuous and to the correct depth (typically 270mm of mineral wool); no gaps around pipes or cables
Using a Professional Snagging Company
A professional snagging inspector will typically charge £300–£600 depending on property size. They will use a thermal imaging camera, moisture meter, and laser level to identify issues invisible to the naked eye. The resulting report — usually 30–100 pages with photographs — is far more compelling to a developer than a handwritten list from the buyer.
Professional snagging is worth the investment for larger properties, where the cost of missed defects can easily exceed the fee, and for buyers who are unfamiliar with construction standards.
How to Report Snags to the Developer
Submit your snag list in writing — by email, with read receipts — to the developer's after-sales team. Include a photograph for every issue, clearly numbered to match your list. Keep a copy of everything.
Developers are legally obliged to put right genuine defects under the Consumer Code for Home Builders and, from 2024, under the New Homes Quality Code (NHQC), which established the New Homes Ombudsman. If a developer fails to respond or refuses to carry out legitimate repairs, you can escalate to the NHBC resolution service or the New Homes Ombudsman.
Do not withhold ground rent or service charge payments as leverage — this can create legal complications. Work through the formal channels; they have real teeth.