My Surveyor Local recommends snagging surveys for all new build properties. Many buyers assume new homes don't need surveys because they come with warranties. This is a costly mistake. New builds commonly have defects requiring identification and correction before warranties expire.
Do New Builds Really Need Surveys?
The short answer is yes. New build properties have different issues than older homes, but they still need professional inspection. Snagging surveys identify construction defects, incomplete work, and quality concerns before you complete purchase or before warranty periods expire.
NHBC (National House Building Council) or similar warranties provide protection, but they don't cover cosmetic defects or minor issues. Snagging surveys ensure builders address all problems before you move in, giving you complete peace of mind and a property built to proper standards.
What Is a Snagging Survey?
Snagging surveys are specialist inspections identifying defects in new build properties. Unlike standard property surveys assessing overall condition, snagging surveys focus on construction quality, finish standards, and compliance with building regulations. Surveyors create detailed lists of issues requiring builder attention.
Professional snagging surveys typically cost £300-£600 depending on property size. This investment pays for itself by ensuring builders complete all work to acceptable standards before final payment or warranty periods begin.
Common New Build Defects
My Surveyor Local snagging surveys commonly identify these issues:
Incomplete Work
Builders rushing to complete properties often leave work unfinished. Common examples include unpainted areas, missing architraves, incomplete tiling, unfinished joinery, and garden work not completed to specifications. Snagging surveys ensure everything promised is actually delivered.
Poor Finish Quality
Surface defects are extremely common in new builds. These include uneven plaster, paint defects, poorly fitted kitchen units, misaligned tiles, and door frames not sitting square. While not structural, these issues affect property appearance and value. Builders should correct them before completion.
Plumbing and Heating Issues
New heating systems may have commissioning problems, radiators not heating properly, or thermostats not functioning correctly. Plumbing leaks from poor connections, inadequate water pressure, or drainage problems need identifying early before causing damage.
Electrical Problems
While electrical work is certified, problems still occur. Common issues include sockets not working, light fittings incorrectly installed, consumer units not properly labeled, and insufficient socket provision. All electrical issues should be corrected immediately for safety.
Ventilation Defects
Modern building regulations require adequate ventilation, but installations often have problems. Extractor fans not working properly, ventilation bricks blocked, or inadequate mechanical ventilation systems cause condensation and damp problems. Early identification prevents future issues.
External Issues
Gardens, driveways, and external areas frequently have problems. These include inadequate drainage causing waterlogging, uneven paving, boundary fence issues, and incomplete landscaping. Snagging surveys ensure external works meet specifications and building regulations.
When to Arrange Snagging Surveys
Timing is crucial for maximum benefit:
Pre-Completion (Ideal): Book surveys 2-3 weeks before completion dates. This allows time for builders to fix issues before you legally complete. You retain negotiating power as you haven't paid yet.
Post-Completion (Still Valuable): If you've already completed, arrange surveys within the first month. NHBC warranties cover defects reported within two years, but prompt identification ensures faster resolution.
Before Warranty Expires: Many buyers arrange second snagging surveys just before two-year warranty periods expire, identifying any defects that developed during initial occupation.
What Snagging Surveys Cover
Professional snagging inspections examine:
Internal Finishes: Wall and ceiling plaster quality, paintwork finish, tiling standards, flooring installation, joinery fit and finish, kitchen and bathroom fitting quality, and door and window operation.
Services: Heating system operation, hot water delivery, electrical socket and switch function, plumbing connections and fixtures, ventilation system operation, and external drainage.
External Areas: Roof coverings and flashings, window and door external finish, rainwater goods installation, external walls and rendering, garden levels and drainage, paving and driveway quality, and boundary treatments.
Building Regulations: Smoke alarm provision and operation, window safety (openings and restrictors), ventilation adequacy, energy efficiency features, and electrical certification.
The Snagging Survey Process
Understanding the process helps manage expectations:
Step 1: Book your survey with My Surveyor Local, providing property address and access arrangements.
Step 2: The surveyor inspects thoroughly, typically taking 2-4 hours depending on property size, documenting all defects with photographs.
Step 3: You receive a comprehensive report listing all issues found, categorized by location and severity.
Step 4: Submit the report to builders requesting corrections before completion or under warranty.
Step 5: Builders address issues, and you inspect completed work to ensure satisfaction.
Using Snagging Reports Effectively
Maximize snagging report value by:
Submit Promptly: Give reports to builders or site managers immediately, requesting written responses with timeframes for corrections.
Be Systematic: Work through lists methodically, checking each item as it's completed. Don't accept "we'll fix it later" for items that should be done now.
Document Everything: Photograph defects before and after corrections. Keep all correspondence with builders about snag corrections.
Don't Complete Until Satisfied: If surveying pre-completion, don't legally complete until significant issues are resolved. You lose negotiating power after completion.
Use Retention: Consider completing with retention amounts (withholding money until defects are corrected). Your solicitor can arrange this if builders agree.
NHBC Warranties and Snagging
Understanding warranty coverage helps:
NHBC warranties provide 10-year protection but with different coverage levels. Years 1-2 cover defects in materials and workmanship that breach NHBC standards. Years 3-10 cover only major structural defects.
Crucially, warranties don't cover cosmetic issues or minor defects after two years. This is why early snagging surveys are so valuable - they identify problems while they're still covered.
Report all snagging issues to NHBC in writing within two years. Keep copies of all correspondence. If builders won't address issues, NHBC can intervene on your behalf.
When Builders Won't Fix Snags
Occasionally builders refuse to address snagging issues. If this happens:
Escalate Internally: Contact site managers, then regional managers, then head office if necessary. Most builders will act when upper management becomes involved.
Use NHBC: Report unresolved issues to NHBC who can require builders to complete work under warranty terms.
Withhold Payment: If you haven't completed, withhold final payment until issues are resolved. Builders are much more cooperative when money is at stake.
Legal Action: As a last resort, solicitors can pursue builders for breach of contract. This is expensive but sometimes necessary for serious defects.
Beyond Snagging: Standard Surveys
Some buyers also get standard RICS surveys on new builds, particularly for:
Complex Developments: Large apartment blocks or complex constructions benefit from structural assessment beyond snagging.
Converted New Builds: Barn conversions or converted commercial buildings marketed as new builds should have full surveys.
Self-Build Supervision: If you're building yourself, periodic surveys during construction ensure work meets standards.
Conclusion
New build properties absolutely need snagging surveys. Don't assume newness means perfection - construction defects are common and builders should correct them before you take ownership or while warranty coverage applies.
My Surveyor Local connects buyers with experienced snagging specialists who identify all defects, ensuring you receive the quality property you're paying for. Snagging surveys provide peace of mind and protect your investment.
Buying a New Build Property?
Contact My Surveyor Local to arrange your professional snagging survey. Don't move into your new home until you're certain everything is perfect.
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