What to Look for When Viewing New Build Properties

Buying a new build home in England or Wales involves a different set of checks from purchasing an older property. Developers hand over homes on tight completion schedules, and build quality can vary noticeably between sites, contractors, and individual plots on the same development. Understanding what to scrutinise during your viewing — and before legal completion — gives you the best chance of entering your new home with outstanding defects already resolved.

Key points

• The NHBC Buildmark warranty covers builder defects in years one and two, and structural and weatherproofing defects in years three to ten; your window for reporting snags directly to the developer sits within that initial two-year period.
• A Building Regulations completion certificate must be issued before a new build is lawfully occupied — ask your conveyancer to confirm this is in place before you exchange contracts.
• The Consumer Code for Home Builders requires registered developers to provide a clear reservation agreement, a predicted completion date, and a documented complaints process.
• New builds completed from June 2022 must meet updated Part L (conservation of fuel and power) standards; ask for the Energy Performance Certificate before exchange and check the rating reflects current requirements.
• Professional snagging surveyors recommend securing access before legal completion, when developers are typically most responsive to a formal defect list and still motivated to fix problems promptly.

What snagging actually means

Snagging is the process of identifying defects, unfinished items, or work that does not meet the standard specified in your contract or required under Building Regulations. Snags range from the cosmetic — paint runs, missing sealant, misaligned doors — through to functional and regulatory failures.

Three categories are worth distinguishing:

• Cosmetic snags: scuffs, chips, incomplete decoration, uneven tiling. Developers are not always contractually required to remedy purely cosmetic defects not specified in the sales contract.
• Functional snags: doors or windows that do not open or close correctly, light switches that do not operate, extractor fans not connected to an external duct.
• Regulatory snags: items that do not comply with Building Regulations — the most serious category, potentially affecting safety, building insurance, and future resale.

Room-by-room viewing checklist

Work methodically through the property. Bring a torch, a spirit level, a phone charger to test sockets, and a notepad or phone to photograph defects.

External and structure

• Check the roof line is straight and tiles or slates are not cracked, displaced, or missing
• Inspect brickwork or render for cracks, particularly around window and door openings
• Confirm gutters and downpipes are secured and fall toward outlets without sagging
• Verify the damp-proof course is visible and not bridged by soil, render, or paving
• Check that drives, paths, and paving drain away from the building
• Confirm garden boundaries, fencing, walls, and gates match the plot plan

Throughout the interior

• Open every door and window — they should operate smoothly without binding, dragging, or sticking
• Test every electrical socket using your phone charger; note any that do not work
• Check walls and ceilings for cracks, especially at wall-ceiling junctions and above window openings
• Look for gaps at skirting boards, architraves, and between kitchen units and walls
• Test all taps; run hot water for 30 seconds and check under sinks for drips or water staining

Kitchen and utility

• Confirm all cabinet doors and drawers align and close flush without catching
• Test the hob, oven, and extractor fan; confirm the extractor vents externally, not into the loft
• Verify all appliances listed in the specification are present and connected
• Inspect grouting and silicone around the sink and splashback for gaps or discolouration

Bathrooms and en-suites

• Run taps and showers simultaneously if possible to test water pressure
• Inspect silicone around the bath, shower tray, and basin for gaps or voids
• Check tiles are flat and grout lines are consistent throughout
• Confirm mechanical ventilation activates automatically when the light is switched on, as required under Building Regulations Part F

Loft and roof space

• If accessible, check insulation depth and coverage — current guidance indicates approximately 270 mm of mineral wool in a cold accessible loft
• Look for visible daylight at eaves or between tiles, damp patches, and cracked or notched rafters

Red flags that need urgent attention

Some findings during a viewing warrant professional assessment before you proceed to exchange:

• Cracks wider than approximately 0.3 mm, particularly stepped or diagonal cracks through brickwork
• Wet or damp patches on ground-floor slabs, walls, or ceilings
• Condensation or misting trapped inside double-glazed units
• An extractor fan that vents into the loft rather than externally — a Building Regulations Part F non-compliance
• Any habitable room, bathroom, or kitchen without required mechanical or background ventilation
• Missing or incorrectly positioned smoke detectors or carbon monoxide alarms, required under the Smoke and Carbon Monoxide Alarm (England) Regulations 2022 and Building Regulations Part B
• A boiler or heat pump installation without a commissioning certificate

Should you commission a professional snagging survey?

A professional snagging inspector — often a former building control officer or experienced construction professional — works through the property systematically and produces a written report for the developer.

Booking a snagging survey before legal completion is preferable in most cases: developers are more likely to remedy defects while they still own the property than after you have moved in.

What happens after you move in

Under the NHBC Buildmark warranty — or equivalent schemes from LABC Warranty or Premier Guarantee — you have two years to report builder defects directly to the developer. After this, structural and weatherproofing cover continues to year ten, but claims are handled by the warranty provider rather than the developer.

Keep a written record of every defect reported, the date, and any response received. Where a developer fails to respond within a reasonable period, the Consumer Code for Home Builders offers access to an Independent Dispute Resolution scheme.

When to get professional help

Most cosmetic snags can be noted and submitted in writing to the developer yourself. Seek professional help if:

• You are buying off-plan and cannot inspect the finished property before exchanging contracts
• Structural cracks, damp evidence, or drainage problems are found during your viewing
• Your developer dismisses a defect you believe is a Building Regulations non-compliance
• You want an independent, professionally evidenced report that carries weight in a formal dispute

How Housey can help

Housey connects you with qualified specialists for a new-build snagging survey before or after legal completion. If you need a broader condition assessment, RICS Home Surveys are available through RICS-accredited surveyors. Where Building Regulations compliance is specifically in question, a building control consultant can advise whether the work on your plot meets current standards.

Frequently asked questions

Can I get a snagging survey before I legally complete?

In most cases, yes. Developers registered with the Consumer Code for Home Builders must permit reasonable access for a pre-completion inspection. Arrange this through your solicitor with adequate notice. The Code provides a dispute resolution route if access is unreasonably refused.

Does a new build warranty cover everything?

No. The NHBC Buildmark and similar schemes cover builder defects in years one and two, and structural and weatherproofing defects in years three to ten. They do not cover general wear and tear, homeowner-caused damage, or appliance failures once the manufacturer's guarantee has expired.

What if my developer becomes insolvent during the two-year defect period?

If your developer is insolvent, the warranty provider — typically NHBC, LABC Warranty, or Premier Guarantee — steps in to handle valid claims. Confirming that a recognised warranty scheme is in place before exchange is one reason to check this with your solicitor early in the conveyancing process.

Is a RICS survey worth commissioning on a new build?

A RICS Home Survey assesses condition rather than producing a detailed snag list, but it can identify structural concerns, drainage issues, or non-compliance that a snagging inspector may not formally report. For standard plots in apparent good condition, a professional snagging survey is often the more targeted choice.

Sources and further reading

• Consumer Code for Home Builders — Consumer Code for Home Builders
• NHBC Buildmark warranty — NHBC
• Building Regulations Approved Documents — GOV.UK
• Smoke and Carbon Monoxide Alarm (England) Regulations 2022 — legislation.gov.uk
• Buying a new build home — Citizens Advice