New Build Snagging Survey: Essential Guide for New Homeowners

Buying a brand new property in Milton Keynes? Many buyers assume new builds are perfect and don't need inspection. This is a costly mistake. Professional snagging surveys typically find 70-150 defects even in brand new properties.

What Is a Snagging Survey?

A snagging survey is a detailed inspection of a new build property to identify construction defects, finish issues, and items not completed to acceptable standards before you move in.

When to Commission One

• Best time: During the "pre-completion inspection" period (typically 7-14 days before completion)
• Alternative: Immediately after completion but within warranty period
• NOT recommended: After living in the property (harder to prove issues were pre-existing)

Common Snagging Issues Found

External Defects

• Incomplete brickwork or poor mortar joints
• Scratched or damaged UPVC windows and doors
• Incorrectly fitted guttering or downpipes
• Damaged roof tiles or poor flashing
• Incomplete or damaged driveways/paths
• Poor drainage or unfinished landscaping

Internal Defects

• Plaster and decoration:
  • Uneven walls or ceilings
  • Visible plasterboard joins
  • Paint splashes or poor finish
  • Damaged skirting boards or architraves
• Doors and windows:
  • Doors sticking or not closing properly
  • Damaged door frames
  • Gaps around window frames
  • Scratched glass or frames
• Kitchen and bathroom:
  • Poorly fitted cabinets or units
  • Damaged worktops
  • Wonky tiles or uneven grouting
  • Leaking taps or poor sealant
  • Incomplete tiling behind appliances
• Electrical:
  • Sockets not flush with walls
  • Light switches loose or incorrectly fitted
  • Missing light fittings
  • Damaged faceplates
• Flooring:
  • Scratched or damaged laminate/wood
  • Uneven floor surfaces
  • Gaps in flooring
  • Damaged carpets (paint, plaster stains)

How a Professional Snagging Survey Works

The Inspection Process

1. Initial walkthrough: Overall condition assessment
2. Room-by-room inspection: Detailed examination of every room
3. Testing:
   • All taps and water outlets
   • Electrical sockets and switches
   • Door and window operation
   • Heating system
   • Ventilation systems
4. Photography: Evidence of all defects found
5. Report compilation: Detailed list with photos and locations

What You Receive

• Comprehensive snagging report (typically 20-50 pages)
• Photographic evidence of all issues
• Priority grading (major, moderate, minor)
• Location description for each issue
• Recommendations for remedial action
• Report delivered within 48 hours

Why You Need a Snagging Survey

Reason 1: Developers Miss Things

Construction sites are busy, and final inspections by developers are often rushed. Professional surveys typically find 70-150 defects that were missed or ignored.

Reason 2: Warranties Have Limits

New build warranties (e.g., NHBC 10-year warranty) cover structural defects but NOT:

• Cosmetic finish issues
• Minor defects after first 2 years
• Issues you don't report promptly

Reason 3: Leverage Before Completion

Before you complete, you have maximum leverage. Developers are motivated to fix issues to secure the sale. After completion, getting them back on-site becomes much harder.

Reason 4: Peace of Mind

Moving house is stressful enough. Knowing your new home has been professionally inspected and all issues documented provides invaluable peace of mind.

Understanding New Build Warranties

Typical 10-Year NHBC Warranty Structure:

DIY vs Professional Snagging Survey

What Happens After the Survey?

Step 1: Submit the Report

• Send the snagging report to your developer/sales team
• Request written confirmation of agreed remedial works
• Set deadline for completion (typically before your move-in date)

Step 2: Developer Fixes Issues

• Most reputable developers will fix all identified issues
• They may dispute some cosmetic items—be prepared to negotiate
• Major issues (structure, services, safety) should always be addressed

Step 3: Re-Inspection

• Inspect completed remedial works before final completion
• Some surveyors offer re-inspection services (£100-£200)
• Ensure everything agreed has been completed satisfactorily

Step 4: If Developer Refuses

• Contact NHBC or relevant warranty provider
• Consider delaying completion until major issues resolved
• Seek legal advice if developer is unreasonable
• Document everything for potential future claims

Snagging Survey Cost

Typical professional snagging survey costs:

• 1-2 bed flat/apartment: £300-£400
• 3-bed house: £400-£500
• 4-bed house: £500-£650
• 5+ bed house: £650-£900
• Re-inspection (post-fixes): £100-£200

When NOT to Get a Snagging Survey

A snagging survey may not be necessary if:

• ✅ You're buying a property that's been occupied for 2+ years (consider a standard RICS survey instead)
• ✅ You have extensive construction experience and can thoroughly inspect yourself
• ✅ The developer offers a very comprehensive professional snagging service (rare)

Tips for Maximizing Your Snagging Survey

• ✅ Book early: Schedule 2-3 weeks before completion date
• ✅ Choose independent surveyor: Don't use developer's recommended surveyor
• ✅ Attend if possible: Walk through with surveyor to understand issues
• ✅ Take your own photos: Additional evidence never hurts
• ✅ Check absolutely everything: Every tap, socket, door, window, tile
• ✅ Test all appliances: Ovens, hobs, heating, hot water
• ✅ Check outdoor areas: Gardens, boundaries, drainage

Checklist: Key Areas to Inspect