A snagging survey is an independent inspection of a new-build property that identifies defects the developer is legally obliged to fix. Here's what it costs, what affects the price, and why it's almost always worth the money.
| Property Type / Size | Typical Cost | Inspection Duration |
|---|---|---|
| Studio / 1-bed apartment | £200–£300 | 2–3 hours |
| 2-bedroom flat or house | £280–£380 | 3–4 hours |
| 3-bedroom house | £350–£500 | 4–5 hours |
| 4-bedroom house | £450–£600 | 5–7 hours |
| 5-bedroom+ / large detached | £600–£900+ | 7+ hours |
More rooms mean more items to inspect. A 5-bed house has substantially more snag points than a 1-bed flat — inspection time and fee scale accordingly.
Some snaggers include thermal imaging cameras to detect cold bridges, insulation gaps, and hidden moisture — this may add £50–£100 to the fee but is worth it for detecting issues invisible to the naked eye.
Snagging fees in London and the South East are typically 15–25% higher than in the Midlands or North.
Some snaggers produce a basic list with photos; others produce a comprehensive, numbered report with photographic evidence for every snag. The latter is more useful for dealing with developers and may cost slightly more.
Same-day or next-day bookings may carry a premium. Book as soon as you receive your completion date to access standard pricing and ensure availability.
💡 Almost always yes. For a £350,000 new-build, a snagging survey costing £450 is 0.13% of the purchase price — and routinely uncovers defects that would cost thousands to fix privately after the warranty period expires.
Consider the maths:
Yes, and you should still do your own walkthrough. But buyers consistently miss the majority of defects. A professional snagger's report also carries significantly more weight with developer customer care teams than a buyer's handwritten list.
Years 1–2: the developer is responsible for fixing all defects resulting from their failure to build to NHBC standards — including cosmetic snags, workmanship issues, and systems failures. Years 3–10: structural defects only are covered by NHBC directly. Beyond 10 years: no NHBC cover.
Look for members of the RPSA (Residential Property Surveyors Association) or those recognised by the New Homes Quality Board (NHQB). Check Google reviews — focus on snaggers who regularly work on your specific development type. Ask to see a sample report before booking.
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