Buying a new build property seems straightforward – everything's brand new with warranties, so why would you need a survey? Yet when home buyers make contact with My Local Surveyors Direct about new builds, they're often shocked by the defects professional snagging surveys uncover. Even properties from reputable developers can have significant issues that compromise quality and future value.
In this guide, our network of building surveyors explain what snagging surveys are, common defects found in new builds, whether independent inspections are worth the cost, and how to protect yourself when buying new construction.
What Is a Snagging Survey?
A snagging survey (also called a new build inspection or pre-completion survey) is a professional inspection of a new build property before or shortly after completion. Local surveyors identify defects, unfinished work, and areas not meeting building regulations or industry standards.
The survey i required produces a comprehensive list of "snags" – issues needing developer attention before you accept the property. This gives you leverage to ensure work required is completed to acceptable standards.
Why New Builds Need Independent Inspection
You might think: "But it's brand new with NHBC or similar warranty – surely it's fine?" Unfortunately, the reality is different:
Industry Pressures
- Tight deadlines: Developers face completion deadlines, pressuring builders to rush work
- Volume building: Mass production sometimes prioritizes speed over quality
- Subcontractor quality: Many trades subcontracted with variable skill levels
- Site management: Large developments may have insufficient oversight
Common Misconceptions
Many first-time buyers believe:
- "Building control checks everything" – They check compliance at key stages, not finish quality
- "NHBC inspects thoroughly" – Their inspections are limited and scheduled
- "Developers fix everything" – Only if you identify and report issues promptly
- "Everything's covered by warranty" – Many cosmetic and finish issues aren't
The efficient service provided by independent surveyors catches issues developers' own inspectors miss or gloss over. Consumers mentioned that independent inspections found dozens of defects that would have become their responsibility if not identified pre-completion.
Common Defects Found in New Builds
Building surveyors who carry out snagging inspections regularly find these issues:
Structural and Building Fabric
- Poor brickwork: Inconsistent pointing, smeared mortar, damaged bricks
- Cracked walls: Settlement cracks or poor workmanship
- Roof defects: Missing tiles, poor flashing, inadequate ventilation
- Window issues: Poor seals, damaged frames, gaps around installations
- Door problems: Not hanging square, poor seals, damaged frames
Internal Finishes
- Plasterwork: Uneven surfaces, visible joints, poor corners
- Paintwork: Runs, missed areas, overspray, poor preparation
- Floor coverings: Poorly laid, damaged, gaps
- Kitchen fitting: Wonky units, damaged worktops, poor seals
- Bathroom installation: Cracked tiles, poor grouting, leaking seals
- Skirting/architrave: Gaps, poor mitres, unfilled nail holes
Services and Systems
- Plumbing: Leaks, poor connections, noisy pipes
- Heating: Radiators not working, poor bleeding, no heat
- Electrics: Loose sockets, poor positioning, missing fixtures
- Ventilation: Inadequate or not working
External Works
- Drainage: Poor falls, flooding, incomplete
- Paths/driveways: Poor levels, cracking, drainage issues
- Gardens: Poor levels, inadequate topsoil, incomplete
- Boundaries: Fencing incomplete or damaged
A typical snagging survey identifies 50-150+ defects. While many are minor cosmetic issues, some represent serious problems needing immediate attention.
When to Arrange a Snagging Survey
Pre-Completion Inspection (Ideal)
Timing: 1-2 weeks before legal completion
Advantages:
- Identify issues before taking ownership
- Negotiate completion delays until fixed
- Stronger position to insist on corrections
- Avoid living with ongoing repairs
When the survey was completed pre-completion, many home owners and home buyers report smoother handovers with fewer post-move problems.
Post-Completion Inspection
Timing: Immediately after moving in
Advantages:
- Still within defects liability period
- Can test all systems properly
- Identify issues before warranty expires
Disadvantage: Weaker negotiating position as you've already completed.
What Happens After the Snagging Survey?
Local surveyors provide a detailed report listing all defects found, typically categorized by severity and location. You then:
1. Submit to Developer
Send the snagging list to your developer's customer care team. They're obliged to address genuine defects within the defects liability period (typically 2 years from completion).
2. Developer Inspection
Developer sends their inspector to verify issues. They may dispute some items, particularly cosmetic defects. Professional survey reports carry more weight than homeowner complaints.
3. Rectification Works
Developer schedules repairs. For pre-completion surveys, aim to delay completion until major items are fixed. For post-completion, allow reasonable time but set deadlines.
4. Re-Inspection
Check work completed satisfactorily. Some surveyors offer re-inspection services (additional cost). Document everything photographically.
5. Escalation if Necessary
If developer refuses to address legitimate issues:
- Escalate within developer organization
- Contact NHBC or warranty provider
- Use dispute resolution services
- Consider legal advice for serious issues
The work required to pursue resolution is easier with professional survey documentation. Customers with suppliers from our network report developers take professional reports more seriously than homeowner lists.
Cost vs Benefit Analysis
Survey Costs
- 2-bedroom apartment: £300-£400
- 3-bedroom house: £400-£600
- 4+ bedroom house: £600-£900
- Re-inspection: £150-£300
Typical Savings/Value
Professional surveys commonly identify defects that would cost you:
- Minor cosmetic fixes: £500-£2,000 if you paid
- Significant defects: £2,000-£10,000 potential costs
- Major issues: £10,000-£50,000 in extreme cases
- Peace of mind: Invaluable
Even if the survey only catches £1,000 worth of issues developer should fix, you're ahead. But the real value is in catching problems before they're legally your responsibility.
What About NHBC and Other Warranties?
New builds typically come with 10-year warranties from NHBC (National House Building Council) or similar providers. However:
What Warranties Cover
- Years 1-2: Builder fixes defects caused by non-compliance with NHBC standards
- Years 3-10: Major structural defects covered
What Warranties DON'T Cover
- Cosmetic defects after 2 years
- Normal wear and tear
- Damage you cause
- Items outside NHBC technical standards
- Issues not reported promptly
Crucially, warranties only cover issues IF you identify and report them. Snagging surveys ensure defects are documented and reported before time limits expire.
Developer Quality Variation
Not all developers are equal. Building surveyors report quality variations:
Generally Better Quality
- Large national housebuilders (though not always)
- Smaller local builders with strong reputations
- Properties built as developer's own homes
- Higher-end developments
Higher Risk
- Volume builders under pressure
- Developers with poor local reputations
- Properties in mass developments
- End-of-phase units rushed to completion
However, even reputable developers can have issues. The service provided by individual site teams varies significantly, so independent verification is valuable regardless of developer reputation.
DIY Snagging vs Professional Survey
Can you do your own snagging inspection?
DIY Pros
- Free (except your time)
- You know what matters to you
- Can revisit multiple times
DIY Cons
- Lack technical knowledge
- Miss hidden defects
- Don't know building regulations
- Emotional involvement
- Developer may dismiss concerns
- No professional documentation
Local surveyors spot issues untrained eyes miss. They understand building regulations, know common developer shortcuts, and provide reports developers take seriously. Many home buyers make contact after trying DIY snagging and realizing its limitations.
Questions to Ask Your Developer
Before completion, ask:
- When can I arrange pre-completion inspection?
- What's your process for addressing snagging issues?
- Who do I contact about defects?
- What timescales for rectifying defects?
- Can I delay completion if major issues found?
- What documentation will you provide at completion?
- How do I register the NHBC warranty?
Frequently Asked Questions
Will the developer be offended by an independent survey?
Good developers welcome independent verification – it confirms quality. If a developer discourages surveys, that's a red flag. Professional builders understand buyers want reassurance.
Can I delay completion if the snagging survey finds major issues?
Legally, it depends on your contract. Practically, if you identify serious defects pre-completion, most developers prefer fixing them before handover rather than risking you pulling out. Your solicitor can advise on your legal position.
What if the developer refuses to fix identified defects?
Escalate within their organization first. Then contact NHBC or your warranty provider. They can mediate disputes and may force developers to address legitimate issues. Document everything thoroughly.
Are snagging surveys worth it for apartments?
Absolutely. Apartments have different issues (soundproofing, fire safety, building services) that need checking. They may have communal area issues affecting your property too.
How long does a snagging survey take?
Typically 2-4 hours depending on property size. Surveyors check every room, all fixtures, external areas, and test systems. The efficient service provided includes comprehensive reporting within days.
Final Verdict: Are Snagging Surveys Worth It?
For most new build purchasers, the answer is a resounding yes. For £300-£600, you get:
- Professional identification of defects
- Leverage to ensure quality completion
- Documentation developers respect
- Peace of mind about your biggest investment
- Protection from accepting substandard work
The only scenario where you might skip it: if you have construction expertise yourself and confidence in the developer. Even then, most building professionals recommend independent verification for their own purchases.
Get Professional New Build Inspection
My Local Surveyors Direct connects you with building surveyors experienced in new build snagging inspections. They understand common defects, building regulations, and developer practices. Their comprehensive reports document every issue clearly, giving you maximum leverage for rectification.
Our network includes surveyors who regularly inspect new builds from all major developers. They know which issues are worth fighting for and provide practical advice on what's reasonable to expect.
Most customers receive really fast response when they wish to contact us – crucial when you have a tight completion deadline approaching. Surveys are typically carried out within 2-5 days of booking, with reports delivered within 48 hours.
Buying a new build property? Contact My Local Surveyors Direct today and we'll connect you with experienced snagging surveyors in your local area. Ensure your new home meets the quality standards you're paying for.
Don't accept your new build blindly. Professional inspection protects your investment and ensures you move into a properly finished property that won't cause problems for years to come.