New Build Properties: Snagging and Quality Assurance for New Homes

Moving into a brand-new home can feel like the safest choice in the property market — everything is untouched, under warranty, and built to current Building Regulations. In practice, new builds routinely contain defects ranging from hairline plaster cracks and misaligned doors to more significant issues such as poorly fitted windows, inadequate drainage, or missing insulation. Understanding what snagging involves, when to arrange it, and how to use the results effectively can make a material difference to the home you actually move into.

Key points

• The NHBC Buildmark warranty — the most widely used new-build warranty in England and Wales — covers builder defects for two years and structural and weatherproofing defects for 10 years from legal completion.
• The Consumer Code for Home Builders requires developers to provide a pre-completion inspection opportunity to buyers; this is separate from, and not a substitute for, an independent snagging survey.
• The Building Safety Act 2022 extended the limitation period for claims under the Defective Premises Act 1972 to 15 years in England, giving buyers greater protection against latent defects discovered after the warranty period.
• New build homes in England must comply with Building Regulations Part L 2021 (energy efficiency), Part F (ventilation), and Part O (overheating) — deficiencies in these areas can be difficult to identify without specialist testing.
• Independent snagging inspectors are not regulated by a single statutory body; look for inspectors affiliated with the Residential Property Surveyors Association (RPSA) or chartered surveyors registered with RICS for recognised professional standards.

What is a snagging survey?

A snagging survey is an inspection of a newly built property to identify defects, unfinished items, and non-compliances with the developer's specification and current building standards. It is most effective when carried out:

• Before legal completion — the ideal window, giving you a documented list to present to the developer before you hand over the balance of the purchase price
• Shortly after legal completion — within the first two years while the NHBC Buildmark or equivalent builder's defect period is still active

Most snagging surveys are visual and non-invasive. A thorough inspector checks everything from window alignment and door operation to pipe insulation, electrical socket positions, and the finish quality of render or brickwork. Some inspectors also carry out basic air pressure tests or ventilation flow checks.

Types of snagging inspection: a comparison

Snagging checklist: what to look for

Use this checklist alongside your independent inspector's report. It is not exhaustive but covers the most commonly reported items.

Exterior

• Brickwork, render, or cladding: consistent pointing, no cracking or staining
  
• Roof covering: no slipped, broken, or missing tiles or slates
  
• Gutters and downpipes: correctly aligned, adequate fall, no gaps at joints
  
• Windows and doors: open and close smoothly, seals intact, locks and handles operate correctly
  
• Driveway and paths: level, no cracking, drainage falls away from the house
  
• Garden fencing and gates: secure, posts upright and not leaning
  

Interior — general

• Walls and ceilings: no cracks, visible joints, uneven paint, or hollow patches in plaster
  
• Skirting boards and architraves: mitre joints tight, gaps filled, no gaps at floor level
  
• Floor coverings: level, no squeaks, tiles aligned and fully bonded with no hollow tiles
  
• Stairs: balustrade secure, no movement in treads or risers
  
• Internal doors: open, close, and latch without adjustment, ironmongery correctly fitted
  

Kitchen and bathrooms

• Fitted units: doors aligned, hinges adjusted, soft-close functioning
  
• Worktops: joints tight, silicone seals applied and intact at all junctions
  
• Sanitary ware: no chips or cracks, fixings covered, taps and shower controls operate correctly
  
• Tiles: grout consistent in colour and width, no hollow or loose tiles
  

Services

• Electrical: all sockets and switches flush to the wall, cover plates correctly fitted, consumer unit labelled
  
• Heating: boiler or heat pump commissioned and controls functioning, all zones balanced
  
• Ventilation: extract fans or MVHR unit operational, grilles and diffusers fitted
  
• Plumbing: no drips at fittings or beneath sinks, water pressure adequate at all outlets
  

Red flags: when a snag becomes a serious defect

Most snagging items are cosmetic and quickly remedied by the developer. The following warrant closer investigation and may require a specialist report before you accept completion or make a warranty claim:

• Cracks in structural blockwork or concrete elements — not superficial plaster cracking as the building dries, but cracks extending through the masonry or frame
• Ponding water in roof voids or around the external envelope — a potential sign of waterproofing failure or inadequate drainage falls
• Condensation on window frames or between double-glazed panes — may indicate a failed sealed unit or insufficient whole-house ventilation
• Cold spots on external walls in winter — possible evidence of missing, displaced, or incorrectly specified insulation
• No functioning mechanical ventilation in an airtight new build — Building Regulations Part F and Part O require compliant ventilation; inadequate systems can lead to condensation, mould, and summer overheating
• Significant deviation in floor levels — particularly in ground-floor concrete slabs, which should be level within tight tolerances
• Incomplete or blocked drainage connections at inspection chambers or at the point of connection to the public sewer

If your inspector flags any of the above, consider engaging a RICS-registered home survey professional or a building control consultant before accepting completion or signing off the defects as resolved.

Understanding your warranty rights

The NHBC Buildmark warranty (and similar products from LABC Warranty, Premier Guarantee, and Build-Zone) operates in two distinct phases:

• Years 1–2: The builder is responsible for resolving defects reported in writing. Always report defects to the developer formally in writing and retain copies of all correspondence and responses.
• Years 3–10: The warranty provider covers structural and weatherproofing defects only. Cosmetic and minor defects are no longer covered once the builder's period ends.

In addition to warranty rights, buyers have statutory protections under the Defective Premises Act 1972, which requires dwellings to be built in a workmanlike manner with proper materials and to be fit for habitation. The Building Safety Act 2022 extended the limitation period for such claims to 15 years in England, significantly strengthening buyers' long-term position.

When to get professional help

Consider engaging an independent professional if:

• The developer is pressing you to complete without a pre-completion inspection opportunity
• Your own walkthrough identifies more than minor cosmetic issues
• You suspect problems with insulation, ventilation, drainage, or structural elements
• The developer disputes items on your snagging list or fails to respond within a reasonable time
• You are approaching the end of the two-year builder's defect period with outstanding issues still unresolved

Engage a RICS-registered surveyor or structural engineer if the snagging survey identifies potential structural defects, significant floor level deviation, concerns about fire stopping, party wall construction, or load-bearing elements.

How Housey can help

Housey connects new build buyers with qualified inspectors across the UK for a new-build snagging inspection. If your inspection raises questions about structural integrity or Building Regulations compliance, you can also find experienced building control consultants and RICS-registered surveyors through the platform.

Frequently asked questions

When is the best time to commission a snagging survey?

Ideally before legal completion, so you can present the list to your developer and negotiate remedies before handing over the balance of the purchase price. If completion has already happened, commission a survey as soon as possible — certainly within the first two years while the NHBC Buildmark or equivalent builder's defect period remains active and the developer is contractually obliged to remedy defects.

How many defects does a typical new build have?

The number varies significantly with property size, developer, and how close to completion the survey is carried out. Industry professionals routinely report finding between 50 and 200 items on a new build at completion stage, ranging from minor paint and plaster finishing issues to more significant defects. The New Homes Quality Board publishes complaint data that gives useful context on the scale of quality issues across the sector.

Can the developer refuse to let me bring an independent snagging inspector?

Developers cannot unreasonably prevent you from commissioning an independent survey. Under the Consumer Code for Home Builders, developers must allow buyers to carry out a pre-completion inspection. If access is refused or unreasonably restricted, seek written clarification from the developer, document the refusal, and seek advice from your solicitor.

Is a snagging survey the same as a structural survey?

No. A snagging survey is designed specifically to identify defects and unfinished items in a new build. A RICS Level 3 Home Survey is a comprehensive inspection of an existing property's structure and condition. For new builds, a snagging survey is the appropriate first step; a RICS Level 3 or a structural engineer's report may be needed only if significant structural defects are suspected.

Sources and further reading

• NHBC Buildmark warranty explained — NHBC
• Consumer Code for Home Builders — Consumer Code for Home Builders
• Defective Premises Act 1972 — legislation.gov.uk
• Building Safety Act 2022 — legislation.gov.uk
• Approved Document L 2021 — Conservation of Fuel and Power — GOV.UK
• New Homes Quality Board — New Homes Quality Board