Do You Really Need a Snagging Survey on a New Build?

"It's a brand-new build — what could possibly be wrong with it?" I hear this every month, usually from buyers who are about to complete on a new-build apartment in Canary Wharf, Stratford or Greenwich. And it is a completely understandable assumption. But it is wrong.

In fifteen years of surveying, I have inspected hundreds of new-build properties. I have yet to inspect one that was defect-free. The average new-build inspection I carry out identifies between 60 and 150 individual snagging items. The worst I have seen had 247.

What Is a Snagging Survey?

A snagging survey (sometimes called a new-build inspection or pre-completion survey) is an independent inspection of a newly built property, carried out before or shortly after completion. The purpose is to identify all defects, incomplete work, poor workmanship and items that do not meet the building contract specification or current building regulations.

The resulting snagging list is then provided to the developer, who is obligated to rectify the items before — or shortly after — you move in.

Why Developers Prefer You Don't Commission One

This might sound cynical, but it is worth saying plainly: developers operate on tight margins and to aggressive completion schedlines. Their own site managers carry out an internal inspection before handover, but the focus is on getting units legally completed and revenue recognised — not on identifying every scratch, misaligned tile or unsealed joint.

Some developers actively discourage independent snagging inspections. If a developer tells you that you cannot have an independent surveyor inspect the property before completion, this is itself a red flag. Legally, they cannot prevent you from instructing your own surveyor once you have completed — and many buyers choose to inspect immediately after moving in.

What Do We Check in a Snagging Survey?

A thorough snagging inspection covers:

• External fabric: brickwork, render, windows, doors, roofline, drainage
• Internal fabric: walls, ceilings, floors, skirtings, architraves, joinery
• Kitchens and bathrooms: fitting quality, appliance function, tiling, grouting, plumbing
• Electrical: socket positions, light fitting quality, consumer unit labelling
• Heating and ventilation: boiler commissioning, radiator function, MVHR systems
• Decorating: paint quality, runs, misses, drips
• Building regulations compliance: smoke detectors, ventilation, stair guarding

Real Snagging Issues We Have Found in Canary Wharf Developments

Here is a selection of genuine issues found during recent snagging surveys in Canary Wharf and East London developments:

• Missing fire door seals on apartment entrance doors (a serious fire safety issue)
• Incorrectly positioned soil pipe causing shower tray to drain too slowly
• Balcony drainage outlet below the level of the balcony finish — meaning any rainwater would flow into the flat
• Structural movement crack in internal partition wall (traced to a missing padstone under a steel beam)
• MVHR system installed incorrectly, causing condensation to form on windows throughout the flat
• Inadequate insulation in the roof above the top-floor flat, causing heat loss

"The developer's site manager told us the flat was 'finished to a high standard'. Our snagging survey found 94 items. Three of them were significant safety issues." — Marcus Osei

When Should You Commission a Snagging Survey?

Ideally, before you legally complete your purchase. This gives you the strongest negotiating position — you can make completion conditional on rectification of the most serious items, or retain funds in escrow until works are complete. If this is not possible, commission the survey immediately after moving in. Most new-build warranties provide protection for two years against general defects, so act quickly.

NHBC Warranty — Does It Replace a Snagging Survey?

Most new builds come with an NHBC Buildmark warranty (or similar from Premier Guarantee or LABC). This provides protection against structural defects for ten years and general defects for two years. However:

• The NHBC inspection is carried out for the benefit of the NHBC — not the buyer
• Making a claim under the warranty can be a slow and frustrating process
• Prevention (i.e. getting defects fixed before you move in) is always better than cure

The warranty and the snagging survey serve different purposes. You should have both.

FAQs: New Build Snagging Surveys