New build properties are not immune to defects. As surveyors conducting snagging inspections across Sutton's new developments, we regularly identify 50-150 defects per property. A professional snagging survey ensures developers rectify issues before you complete, protecting your investment and avoiding future costs.
What is Snagging?
Snagging refers to minor defects, unfinished work, and poor workmanship in new build properties. These range from cosmetic issues (paint splashes, scratched units) to more serious problems (poorly fitted windows, plumbing leaks, electrical issues). Identifying snags before completion gives you leverage to demand repairs.
Common Categories of Snags:
- Cosmetic defects: Poor finishing, paint issues, damaged fixtures (40-50% of snags)
- Joinery problems: Ill-fitting doors, damaged skirting, cupboard issues (20-30%)
- Plumbing defects: Leaks, poor sealing, incorrect installations (10-15%)
- Electrical issues: Non-working sockets, missing covers, poor positioning (5-10%)
- Structural concerns: Cracks, levelness, building regulations compliance (5-10%)
When to Book a Snagging Survey
Timing is crucial for maximum benefit:
Optimal Timing Options:
- Pre-Completion (Best Option): 7-14 days before legal completion. Developer must fix issues before you complete, giving you maximum leverage.
- Post-Completion (Still Valuable): Within first 2 years of NHBC warranty. Developer obligations remain, though less leverage than pre-completion.
- Before End of NHBC Year 2: Final opportunity before structural warranty period begins. Important for documenting any emerging defects.
Comprehensive Snagging Checklist
External Areas:
- Brickwork quality and pointing consistency
- Render finish - cracks, staining, poor application
- Window and door seals - gaps, damaged gaskets
- Roof tiles - alignment, security, ridge condition
- Guttering and downpipes - secure fixing, proper falls
- Driveway and paths - cracking, poor levels, drainage
- Fencing and boundaries - secure, correct heights
- Garden levels and turf quality
Internal - Room by Room:
Walls & Ceilings:
- Plasterwork finish - lumps, uneven surfaces, cracks
- Paint coverage and quality - runs, missed areas, splashes
- Wallpaper alignment and bubbling (if applicable)
- Ceiling levelness and smoothness
- Coving/cornicing alignment and joints
Floors:
- Carpet fitting - ripples, poor seams, staining
- Laminate/wood flooring - gaps, damage, levelness
- Tile alignment and grouting quality
- Underfloor heating operation (if fitted)
- Floor levelness - use spirit level
Doors & Windows:
- Door operation - sticking, gaps, alignment
- Lock functionality - keys, mechanisms, security
- Handles and hinges - secure, no damage
- Window opening/closing smoothly
- Trickle vents clear and operational
- Glass condition - scratches, stickers removed
- Sealant around frames - complete, neat finish
Kitchen Specific Checks:
- Unit doors and drawers - alignment, soft-close operation
- Worktop finish - chips, poor joints, sealing
- Appliance installation and operation
- Sink and tap - leaks, proper sealing, hot/cold operation
- Splashback tiles - grouting, alignment, damaged tiles
- Extraction fan operation and noise levels
- Lighting - all bulbs working, switches operate correctly
Bathroom Specific Checks:
- Shower enclosure - leaks, door alignment, sealing
- Bath - scratches, proper sealing, waste operation
- Toilet - flush operation, cistern filling, no leaks
- Basin and taps - secure fixing, drainage, hot water
- Tile grouting - complete, mould-free, no cracking
- Sealant quality - bathroom-grade silicone, neat finish
- Extraction fan - adequate power, low noise
- Heated towel rail operation
Electrical System:
- All sockets operational - test with plug tester
- Light switches functioning - all bulbs working
- Consumer unit correctly labeled
- RCD trip testing
- Electrical certificate provided
- TV/telephone/data points operational
- Socket and switch cover plates secure and level
Heating System:
- Boiler operation and pressure levels
- All radiators heating effectively
- Thermostatic valves working
- Programmer/thermostat functioning
- Hot water reaching all outlets within 30 seconds
- Boiler manual and warranty provided
- Gas safety certificate received
NHBC Warranty Explained
Most new builds in Sutton come with 10-year NHBC (National House Building Council) warranty providing protection:
NHBC Coverage Periods:
- First 2 Years: Builder responsible for fixing defects due to non-compliance with NHBC standards. Includes cosmetic and functional issues.
- Years 3-10: NHBC covers major structural defects only. Builder no longer has direct obligation for minor issues.
- Claims Process: Report defects to builder within warranty period. If builder fails to rectify, NHBC may step in after resolution attempts.
Critical Timing: You MUST report all defects to the builder before the end of Year 2 to preserve your warranty rights. Professional snagging surveys before this deadline document all issues comprehensively.
Professional Snagging Survey Costs
| Property Type | Survey Cost | Typical Snags Found |
|---|---|---|
| 1-2 Bed Apartment | £300-£450 | 40-80 snags |
| 2-3 Bed House | £400-£600 | 60-120 snags |
| 3-4 Bed House | £500-£750 | 80-150 snags |
| 4+ Bed House | £650-£950 | 100-200+ snags |
Return on Investment: A £500 snagging survey typically identifies £5,000-£15,000 worth of defects that developers must rectify. Without professional inspection, many issues go unnoticed until after warranty expires.
What Happens After Snagging?
Post-Survey Process:
- Receive Detailed Report (2-3 days): Comprehensive list of all defects with photographs and descriptions
- Submit to Developer: Provide report requesting rectification of all identified issues
- Developer Response (1-2 weeks): They should acknowledge and schedule repairs
- Repair Works (2-6 weeks): Contractors attend to fix issues - keep detailed records
- Re-Inspection: Check all works completed satisfactorily (we offer follow-up inspections £150-£250)
- Outstanding Items: Document anything not fixed for formal NHBC complaint if necessary
DIY Snagging vs Professional Survey
DIY Snagging (Using Checklist)
Pros:
- Free (except your time)
- Learn about your property
- Can identify obvious issues
Cons:
- May miss technical defects
- Time-consuming (6-8 hours)
- Less leverage with developers
- No professional backup for disputes
Professional Survey
Pros:
- Expert identification of issues
- Professional report with photos
- Building regulations knowledge
- Greater developer response
- Support for warranty claims
Cons:
- Upfront cost £300-£950
- Scheduling required
Buying a New Build in Sutton?
Professional snagging surveys from experienced RICS surveyors. Comprehensive reports with photos and expert recommendations.
Book Your Snagging SurveyFrequently Asked Questions
About the Author
Sarah Matthews MRICS
Senior Building Surveyor
Sarah has conducted over 500 new build snagging surveys across South London's major developments. She specializes in NHBC compliance, construction quality assessment, and helping new homeowners protect their investments through comprehensive pre-completion inspections.