New build properties are not the defect-free, pristine homes that developers' brochures suggest. Research consistently shows that the average new build home has over 100 defects — ranging from minor cosmetic issues to serious structural and building regulation problems. A professional snagging survey gives you independent evidence to hold your developer to account.

In my experience carrying out snagging inspections across London's new build developments, I'm yet to visit a property with zero defects. The good news is that with the right evidence, the vast majority of issues can be resolved at the developer's cost — if you act promptly and have the right support.

What Is a Snagging Survey?

A snagging survey (also called a new build inspection) is a detailed inspection of a newly built property, carried out by an independent RICS building surveyor. Its purpose is to identify all defects, incomplete works, and non-compliances with the developer's specification or building regulations — before or shortly after you move in.

The resulting snagging list is then presented to the developer, who is obliged under the terms of most new build warranties (such as NHBC Buildmark) to rectify legitimate defects.

When Should You Book a Snagging Survey?

The ideal time is before legal completion — ideally in the two weeks leading up to your completion date. At this stage you have maximum leverage: the developer wants to complete the sale and is most likely to act on a snagging list promptly.

If you were unable to survey before moving in, an inspection within the first two years is still very valuable — this is the period covered by the developer's defects liability obligation under most warranty schemes.

Many developers will try to discourage or delay independent inspections before completion. Do not be put off — you have every right to have the property independently inspected.

What Does a Snagging Survey Cover?

  • External fabric: Brickwork, render, pointing, roofline, guttering, drainage, driveways, landscaping
  • Windows and doors: Correct operation, sealing, glazing specification, ironmongery
  • Internal finishes: Plastering, painting, skirting boards, architraves, floor coverings
  • Joinery: Staircases, balustrades, fitted furniture, door ironmongery
  • Kitchens and bathrooms: Tiling, grout, silicone seals, fitting quality, drainage
  • Services: Visible pipework, electrical accessories, heating controls
  • Loft space: Insulation depth, structural timbers, water tanks
  • Building regulations compliance: Fire doors, ventilation, smoke alarms, escape windows

Most Common Snagging Issues Found

Based on hundreds of new build inspections across London, the most frequently encountered defects include:

  • Poor plastering and paint finishes — runs, misses, inadequate preparation
  • Incomplete or poorly fitted tiling in wet rooms
  • Missing or incorrectly installed ventilation in bathrooms and kitchens
  • Inadequate loft insulation depth (falling short of Building Regulations Part L)
  • Fire doors not correctly fitted or missing intumescent strips
  • External drainage falls incorrect or gulleys blocked with construction debris
  • Windows and doors that don't close, seal, or lock correctly
  • Electrical sockets and light fittings out of level or with damaged faceplates
  • Incomplete landscaping and boundary features

New Build Warranties — What Do They Cover?

The most common warranty is the NHBC Buildmark, which provides:

  • Years 1–2 (Builder's Warranty): The developer is responsible for rectifying defects
  • Years 3–10 (NHBC Insurance): NHBC covers major structural defects if the developer cannot or will not act

Other schemes include LABC New Homes Warranty, Premier Guarantee, and ARC — all provide broadly similar protection.

Tip: Before booking your snagging survey, confirm which warranty scheme applies to your development and when your two-year builder liability period expires. This affects the urgency of the inspection and the leverage you have over the developer.

FAQ: New Build Snagging

Legally, you cannot be prevented from inspecting a property you are purchasing. Most developers will grant access, though some may initially resist. Be persistent — the right to independent inspection is supported by the Consumer Code for Housebuilders and all major warranty schemes.

Put all defects in writing and give the developer a reasonable timescale to respond. If they fail to act within the first two years, escalate to your warranty provider (e.g. NHBC) for adjudication. In more serious cases, the RICS dispute resolution service or the courts may be required.

You can certainly walk through the property and note obvious issues. However, a professional surveyor will identify far more defects — including hidden issues, building regulations non-compliance, and problems invisible to an untrained eye. An independent professional report also carries far more weight with the developer and their warranty provider.