Summary
A snagging survey is carried out by a professional surveyor who checks your new build home for any 'snags', meaning defects or unfinished work. These can be anything from minor cosmetic issues like poor paintwork to serious structural faults such as cracks in the render.
When buying a new build, you might expect the home to be in perfect condition, but this isn't always the case. Human error and small defects can still occur.
Minor snags, such as a faulty tap, may seem insignificant at first but can develop into bigger problems after you move in. If they appear after your two-year warranty expires, you will have to cover repair costs that the developer could have addressed.
This is why you should have a snagging survey carried out, even if you think your new home is in perfect condition. A professional surveyor can spot hidden issues and save you future hassle and expense. Check out our snagging checklist to learn more.
What is a Snag?
A snag is any defect, damage or problem with new build homes. They range from small cosmetic defects to poor craftsmanship and more serious faults.
Examples of snags include:
- Poor brickwork or pointing
- Electrical faults
- Faulty window sealant
- Badly fitted kitchen or bathroom units
- Issues with plumbing systems
- Heating faults
- Missing or inadequate insulation
The snagging process identifies the problems found in a new build through a new build survey carried out once all building work is complete. The survey results are detailed in a snagging list (or snagging report), which you receive and the builder uses to make repairs.
For the most accurate results, it is best to have the survey completed by a RICS-registered surveyor.
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Why Should I Have a Snagging Survey?
You should have a snagging survey because the small upfront cost of a survey is much cheaper than paying for these repairs yourself once your warranty expires.
Even a brand-new home can hide defects that may cost thousands to fix if left unchecked. A snagging survey quickly identifies these issues for the developer to fix, preventing future problems and saving you money.
By catching snags early, it futureproofs your home and ensures it is in the best possible condition for completion and moving day.
The Snagging Process
Here's how the snagging process works:
- Research and compare snagging survey providers. Check reviews, qualifications, and whether they are RICS-registered.
- Arrange the inspection, ideally before your completion date, so any issues can be fixed before you move in.
- The surveyor inspects the home, checking everything from brickwork and sealant to plumbing, electrics, and insulation.
- Receive your snagging list (report) within two to three working days, detailing all defects with supporting notes or photos.
- Share the findings with the developer in writing so there is a formal record of what needs fixing.
- The developer fixes the issues, ideally before you move in, so your home is in top condition from day one.
When Should You Get a Snagging Survey?
The best time to book a new build snagging survey is after the building work is finished, but before you move in. This allows the property developers time to fix any issues before you take ownership.
If the developer will not allow access until legal completion, arrange the inspection as soon as possible after moving in. Delaying can make it harder to have defects repaired, as the builder may claim they were caused after you moved in.
You have two years from your completion date to report workmanship defects under your new home warranty. Therefore, it is important that your surveyor understands the NHBC warranty and what it covers.
Who Offers Snagging Lists?
Snagging lists (also called a "punch list") can be conducted by the following people:
- Surveying companies
- Snagging service companies
- The home buyer (yourself)
Can I Do My Own Snagging?
You can check for snags yourself, but a professional snagger for new builds will spot defects you might miss and ensure they are recorded accurately. This can make it harder for the developer to dispute your claim.
Look for surveyors regulated by the Royal Institution of Chartered Surveyors (RICS) or members of the Residential Property Surveyors Association (RPSA). These accreditations mean they follow strict standards and codes of conduct.
Always research a company’s credentials before booking, as not all snagging firms are regulated.
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Who Pays for a Snagging List?
It is the responsibility of the homebuyer to cover the cost of a Snagging Survey. You will be charged around £363-£500, but exact costs will vary depending on the size and location of the home, and your chosen surveyor.
In some instances, the house builder will cover the cost if this has been added to the purchase contract. You will need to speak to your contractor regarding this.
Prices are based on our cost data, received directly from user feedback.
What is a Pre-Completion Inspection (PCI)?
If the developer is part of the New Homes Quality Board (NHQB), they must offer you a pre-completion inspection as part of the New Homes Quality Code.
A PCI takes place before legal completion and gives you the opportunity to check for obvious, visible defects before you take ownership. It is limited to visual and cosmetic issues, so it is not as detailed as a full snagging survey.
You can still book a snagging survey whether or not you have a PCI. Many buyers choose both, with a PCI to catch obvious problems early and a snagging survey for a more thorough check before or soon after moving in.
Whether you pay for a PCI depends on your developer. Some cover the cost, while others expect you to arrange and pay for the inspection yourself.
Snagging Survey vs Home Survey
This table will give you a clear understanding of the difference between a snagging surveys and RICS home surveys:
| Snagging Survey | Home Survey |
|---|---|
| Suitable for new build homes | Suitable for all other home types |
| Carried out pre-completion or before your new build warranty ends | Carried out after your offer is accepted on the home |
| Involves an internal and external inspection of the property | Involves an internal and external inspection of the property |
| Uncovers minor and major snags with the property | Depending on the chosen survey type uncovers defects and structural issues |
| Allows you to inform the builder of any issues that need rectifying under your warranty | Provides a clear idea of the condition of the home you want to purchase |
| You are given a snag list of any problems that need to be fixed | You are given a report of any recommendations, repair costs and issues present |
| Less detailed compared to home surveys as fewer issues should be present | Typically more detailed as more issues are likely to be present |
| Cost: £363-£500 | Cost: £380-£629 (Based on survey type) |
When purchasing a new build home, a snagging survey is the best option to choose as it was created specifically for this purpose, whereas home surveys are better suited to properties outside of the new build home warranty.
How to Find a Local Snagging Surveyor
There are a few ways you can find a professional for a snagging survey on your new build home. These include:
- Using a reputable comparison website
- Searching the RICS and RPSA websites
- Reading reviews for local surveying firms and specialists
- Asking family, friends or colleagues for recommendations
Here at Compare My Move, we can connect you with up to 5 local surveyors, helping you to save both time and money.
All our partners are RICS-regulated or members of the RPSA, and have passed our strict verification process, helping to provide you with additional peace of mind.
