Snagging is the process of identifying and reporting defects in a new build property before — or shortly after — you move in. Here's exactly what it involves, what counts as a snag, and how to ensure your developer fixes every issue.
Key Points
Snagging means identifying defects, unfinished work, or poor-quality finishes in a new build property
The average new build has 50–150+ snags — even high-quality developments typically have dozens
Developers are legally obligated to fix defects under the building warranty and the Consumer Code for New Homes
You can snag before completion (ideal) or within the first 2 years under NHBC Buildmark warranty
A professional snagging survey costs £300–£600 and typically identifies far more issues than a DIY inspection
Always submit your snag list in writing — email creates a traceable paper trail
What Does Snagging Mean?
Snagging is the industry term for inspecting a newly built property and creating a list of defects — known as a "snag list" — that the developer or builder must rectify. The term comes from the building trade, where a "snag" refers to any problem that prevents the property from being considered fully complete.
These defects range from cosmetic issues (scuffed paintwork, missing silicone around a bath) to structural or mechanical problems (incorrectly fitted windows, leaking pipes, faulty boilers). No matter how premium the development, virtually every new build has snags — the question is how many and how serious.
Importantly, snagging is not a complaint process — it is a normal, expected part of the new build purchase. Developers build in time and resource to address snag lists, and your purchase contract will typically include provisions for defect rectification.
What Counts as a Snag?
🔴 Major Snags
Structural cracks in walls or ceilings
Roof defects or water ingress
Incorrectly fitted windows (draughts, condensation between panes)
Faulty electrical installation
Boiler or heating system failures
Inadequate insulation
Drainage or plumbing leaks
Fire door compliance issues
🟡 Minor / Cosmetic Snags
Scuffed, uneven or missing paint
Gaps in skirting boards or architrave
Missing or damaged silicone sealant
Doors that don't close properly
Tiles not level or grout gaps
Scratched glass or worktops
Carpet not fully fitted in corners
Missing plug sockets or light fittings
How the Snagging Process Works
Step 1 — Book a Pre-Completion Inspection
Ask your developer to arrange a pre-completion inspection (also called a "key release" visit) before you legally complete. You're entitled to inspect the property — bring a professional snagging inspector if possible.
Step 2 — Conduct or Commission the Snagging Inspection
Walk through every room methodically — or hire a professional snagging surveyor. Check walls, ceilings, floors, windows, doors, kitchen, bathrooms, electrics, heating and external areas. Document everything with photos and notes.
Step 3 — Submit Your Snag List in Writing
Email your snag list to the developer's customer care team — never rely on verbal agreements. Include photos, room locations, and a description of each issue. Ask for written confirmation that the list has been received.
Step 4 — Agree a Fix Timeline
The developer should provide a schedule for when each snag will be fixed. Under the Consumer Code for New Homes, they must respond within a reasonable timeframe — typically 30 days for non-urgent issues.
Step 5 — Sign Off Only When Satisfied
Inspect completed repairs before signing them off. If defects reappear or the developer refuses to fix issues, escalate via the NHBC, LABC, or the New Homes Ombudsman.
Pre-Completion vs Post-Completion Snagging
Factor
Pre-Completion
Post-Completion
Timing
Before you legally own the property
After keys are handed over
Leverage
⭐⭐⭐ Highest — developer wants to complete
⭐⭐ Lower — payment already received
Access
May be restricted or time-limited
Unrestricted — you own the property
Warranty cover
Developer's responsibility in full
NHBC Buildmark: 2 years builder defects, 10 years structural
Best for
Maximising fix rate before moving in
Latent defects discovered after moving
Your Warranty Protection
Most new build properties come with an NHBC Buildmark warranty (or equivalent from Premier Guarantee, LABC Warranty, etc.). This provides:
Yr 1–2
Builder's defects period — developer must fix all reported defects at their cost
Yr 3–10
NHBC structural cover — protects against major structural defects
Year 10+
No warranty cover — standard home insurance applies
If your developer is unresponsive or disputes your snag list, escalate through these channels in order:
Customer care manager — escalate beyond the site manager to the developer's head office
NHBC Resolution — if covered by Buildmark warranty, NHBC offers free dispute resolution in year 1–2
New Homes Ombudsman — free, independent dispute resolution for new build buyers
Consumer Code for New Homes — formal complaint process if the developer is a member
Solicitor / small claims court — last resort for significant unresolved defects
Frequently Asked Questions
How long does a snagging inspection take?
A professional inspection of a 3-bedroom new build typically takes 3–4 hours. A 5-bedroom or larger property may take 5–6 hours. DIY inspections often take less time but miss more issues.
Can I refuse to complete if there are too many snags?
Legally, you can only refuse to complete if the property is not habitable or there is a material breach of contract. Cosmetic snags alone are unlikely to justify refusing completion. Seek legal advice before withholding completion.
Is snagging only for new builds?
Snagging is primarily a new build process. For second-hand properties, a Level 2 HomeBuyer Report or Level 3 Building Survey serves a similar purpose. Some buyers of newly renovated properties also commission snagging-style inspections.
Do I need a snagging survey if the property has a warranty?
Yes — a warranty does not identify defects for you. You must report defects within the builder's defects period (usually the first 2 years). A snagging survey maximises the number of issues caught and documented before that window closes.