What is Snagging?

In the new build construction industry, snagging refers to the process of identifying and listing minor issues or defects that need to be fixed by the developer before you fully move into your new home. Essentially, it’s like a final quality check.

Why is snagging important?

New build homes, despite being brand-new, are not always perfect. They may have small imperfections like paint splatters, misaligned doors, or more concerning issues like faulty wiring or plumbing. Snagging ensures that these are addressed by the developer, usually at their cost, so you can enjoy your new home as it was intended to be.

When is the best time to conduct a snagging survey?

The best time to conduct a snagging survey is between the completion of construction and your legal settlement date, i.e., before you officially take ownership of the property. This gives the builder time to rectify any issues before you move in.

However, many developers allow you to report snags up to two years after moving in, covering you for defects that may not be immediately apparent.

Who should conduct a snagging survey?

While you can perform a snagging survey yourself, it’s generally advisable to hire a professional snagging company or an independent surveyor specialising in new builds. These experts know exactly what to look for and will provide you with a comprehensive snagging list that you can present to the developer.

What does a snagging survey cover?

Snags can range from minor cosmetic issues like poorly finished paintwork and uneven tiling to more significant structural problems like cracks in the walls or issues with insulation. A snagging survey should cover both internal and external areas of the property, including gardens and shared spaces if applicable. Here are some examples of the things a snagging survey will cover

Structural Elements

1. Walls: Check for cracks, uneven surfaces, and misaligned joins.
2. Ceilings: Look for cracks, poor finishes, and signs of leaks.
3. Floors: Examine for uneven flooring, poorly laid tiles or laminate, and gaps.

Windows and Doors

1. Window Frames: Inspect for chips, cracks, or ill-fitting frames.
2. Glass Panes: Check for scratches or cracks.
3. Door Alignment: Ensure doors open and close smoothly without sticking or jamming.
4. Handles and Locks: Test to ensure they work as expected.

Plumbing

1. Pipes: Check for leaks, rust, or poor insulation.
2. Faucets and Showerheads: Examine for leaks and ensure water pressure is consistent.
3. Toilets: Test flush functionality and inspect for leaks.

Electrical Systems

1. Sockets: Test all electrical sockets.
2. Light Fixtures: Confirm they work and are securely fixed.
3. Wiring: Check visible wiring for any signs of damage or poor installation.

Kitchen and Appliances

1. Cabinets: Inspect for misalignment or imperfections in the finish.
2. Worktops: Check for scratches or chips.
3. Installed Appliances: Test to make sure they’re operational.

External Areas

1. Bricks and Cladding: Check for cracked, loose, or missing elements.
2. Roof: Look for missing tiles or poor gutter alignment (best done professionally).
3. Driveway and Paths: Inspect for level surfaces and proper drainage.

Miscellaneous

1. Paint and Wallpaper: Look for uneven paint, bubbles, or peeling wallpaper.
2. Staircase: Ensure rails are secure and steps are even.
3. Insulation: Confirm that insulation is properly installed in areas like the loft.
4. Ventilation: Check that extractor fans and ventilation systems work effectively.

Optional Areas

1. Garden and Landscaping: Ensure it matches what was promised or outlined in the plans.
2. Fences and Walls: Confirm they are properly erected and show no signs of instability.
3. Shared Facilities: If applicable, these should also be examined.

What happens once you have your snagging list?

Once you have your snagging list, present it to the developer. They are typically obliged to fix the snags within a reasonable timeframe, although what constitutes “reasonable” can vary. Make sure to follow up regularly and keep records of all communication.

In Scotland, as is the case across the UK, new builds are usually covered by a 10-year warranty provided by organisations like the National House Building Council (NHBC). This warranty generally covers you for major structural defects, but it’s the initial two-year period after purchase when you’re most likely to spot and report snags.

How long do I have to report snags on my new build property?

A two-year timeframe for reporting snags in a new build property is a general standard in the UK, including Scotland. The specific amount of time you have to report snags will be dictated by the developer’s warranty or guarantee terms. During this initial period, developers are typically obliged to fix defects or “snags” that you discover in your new home at no additional cost to you.

What are the reasons for having a two-year snagging window?

1. Newly built homes go through a period of “settling” where minor issues, such as small cracks in the walls or sticking doors, might appear. These issues are generally not indicative of a major problem but still need to be addressed.
2. A two-year period gives the property the chance to experience all seasonal variations. Issues related to heating, insulation, or water drainage may not be immediately apparent and may only show up over time or under specific weather conditions.
3. The two-year snagging period acts as a quality assurance mechanism for consumers. It provides ample time to identify issues that may have been overlooked initially.
4. Offering a two-year snagging period boosts consumer confidence, showing that the developer stands behind the quality of their work.
5. Finally, it’s often more practical for both the buyer and the developer. For the buyer, it provides enough time to spot issues; for the developer, it offers a defined period during which they are responsible for snags

What if I discover an issue with my new build property more than two years after moving in?

While the two-year period covers most minor defects and snags, most new homes come with a 10-year structural warranty from organisations like the National House Building Council (NHBC). This longer-term warranty generally covers more severe structural issues that might arise well after the initial two years.

Key Takeaways 📚

1. Snagging is the process of identifying minor defects in a new build home that need to be fixed by the developer. It serves as a final quality check before you move in.
2. The best time to conduct a snagging survey is between the completion of construction and your legal settlement date. However, you generally have up to two years to report snags.
3. While you can perform a snagging survey yourself, it’s advisable to hire a professional snagging company or an independent surveyor for a comprehensive list of issues.
4. Snags can range from minor cosmetic issues to significant structural problems. The snagging survey should cover both internal and external areas of the property.
5. In the UK, including Scotland, new builds usually come with a 10-year warranty for major structural defects. However, the initial two-year period is crucial for spotting and reporting minor issues or “snags.”
6. Developers are generally obliged to fix the snags within a reasonable timeframe, backed by warranty terms.