United Kingdom Guide 9 min read

Catching 47 Defects Before It's Too Late: New Build Snagging Checklist

By Apartment Checklist Team

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Important Legal Disclaimer

General Information Only: This article provides general information about property matters in the United Kingdom and does not constitute financial, legal, taxation, or professional advice. UK property law varies across England, Wales, Scotland, and Northern Ireland.

Not Financial Advice: This content does not take into account your individual circumstances, financial situation, or objectives. Before making any property-related decisions, you should:

  1. Verify current information on official government websites, including:

  2. Consult with qualified and regulated professionals:

    • FCA-Authorised Financial Adviser (for mortgage and investment advice)
    • Qualified Solicitor or Licensed Conveyancer (for legal matters and property transfer)
    • Chartered Accountant (for tax implications)
    • FCA-Regulated Mortgage Broker (for mortgage advice)
    • RICS-Qualified Surveyor (for property inspections)

Regulatory Compliance: Under UK law, only FCA-authorised firms and individuals can provide regulated financial advice. This article does not constitute FCA-regulated advice.

Information Currency: UK property laws, tax regulations (including Stamp Duty Land Tax), mortgage regulations, and government schemes change regularly. Information in this article may become outdated. Always verify current details through official government sources and regulated professionals before making decisions.

No Liability: While reasonable efforts have been made to ensure accuracy, no warranty is given regarding the completeness, accuracy, or currency of the information. Readers use this information entirely at their own risk.

Your new build may look perfect. But it could have 47 defects. You get one chance to find them before you complete.

Last month, the Johnsons bought a new build in Milton Keynes. It looked spotless. Two weeks later, the shower door leaked. Week three: the boiler broke. Month two: tiles cracked. By month six, they'd found 23 defects.

Every one existed on day one. They just didn't look hard enough. Now they're dealing with visits, disputes, and stress that could have been avoided.

Here's the key stat: 94% of new build buyers report problems after moving in. But only 34% do proper checks beforehand.

The 30-Second Snagging Truth

"Snagging" means finding defects in new builds before you complete. It's the quality check the builder should have done but didn't. You get 2 hours to spot problems before you're locked in.

Miss a defect during your check? You can still report it. But now you're dealing with it after you've moved in. Workers visit your home. You lose time. And you may argue about whether the issue existed before you moved in.

Here's what many buyers don't know: Under most warranties (like NHBC), the builder must fix certain defects in the first years. Structural cover can last up to 10 years. Coverage starts from your completion date. Always check your contract.

The £3,200 Hidden Cost

But in reality, most have 15–47 defects.

What fixing these costs if you paid yourself:

  • Paint issues: £300-£600
  • Bad tiling: £400-£800
  • Scratched kitchen units: £200-£600
  • Doors that won't close: £150-£300 each
  • Cracked tiles: £80-£200 each
  • Gaps in skirting: £400-£800
  • Garden laid on rubble: £800-£1,500
  • Plumbing leaks: £200-£600 each
  • Dead sockets: £150-£400 each
  • Boiler faults: £300-£1,200

Average defect list: 22 items. Average cost if you paid: £3,200.

But here's the key: Your power is highest before you complete. Builders must fix defects under warranty. The hard part is finding them early and writing them down clearly.

The big mistake: People treat the final check as a fun tour. They think about where the sofa will go. Instead, treat it as a detailed audit with a full checklist. If you're comparing a new build with an older property, use a property inspection checklist to cover broader survey items beyond snagging.

Two Ways to Inspect (One Protects You)

Way A: Quick Walk-Through Look at your new home with the agent. Love the modern look. Snap photos. Check if lights work and taps run. Sign off. Find 18 problems over the next six months.

Time: 45 minutes Defects found: 3-7 obvious ones Hassle after moving in: High

Way B: Full Snagging Check Arrive with a checklist, torch, spirit level, and tape measure. Check every surface. Test every socket and switch. Photograph all defects. Refuse to complete until big issues are fixed.

Time: 2-3 hours Defects found: 15-42 Hassle after moving in: Low

What the data shows: Way A feels fun. Way B feels boring. But Way A leads to 8–14 worker visits after you move in (24–42 hours of your life). Way B takes 2–3 hours upfront but saves 20–40 hours later. If you've practiced what to check at viewings, you'll be better prepared for systematic inspections.

The 127-Point Snagging Checklist

OUTSIDE (Check first, in daylight):

Walls & Render

  • [ ] Render smooth, no cracks
  • [ ] Bricks lined up, mortar neat
  • [ ] No damp patches or stains
  • [ ] Corners and edges finished

Windows & Doors

  • [ ] All windows open, close, and lock
  • [ ] No mist between double glazing
  • [ ] Window frames finished (no gaps)
  • [ ] Front door hangs straight, locks well
  • [ ] No scratches on frames

Roof

  • [ ] All tiles present and lined up
  • [ ] Gutters fixed firmly
  • [ ] Downpipes fitted right
  • [ ] Soffits and fascias fitted well

Driveway & Garden

  • [ ] Driveway level, no cracks
  • [ ] Drains work (pour water to test)
  • [ ] Fences secure
  • [ ] Turf laid on proper soil (not rubble)

INSIDE (Room by room):

Every Room:

  • [ ] Walls smooth, no bumps
  • [ ] Paint finished, no splatter
  • [ ] Skirting flush to walls
  • [ ] Corners done properly
  • [ ] Doors hang straight and close
  • [ ] Door handles secure
  • [ ] Light switches work
  • [ ] Plug sockets work (test with charger)
  • [ ] Flooring level, no squeaks
  • [ ] Windows lock from inside
  • [ ] Radiators heat up, no leaks
  • [ ] No draughts around doors or windows

Kitchen:

  • [ ] All units level, doors line up
  • [ ] Drawers glide well
  • [ ] Worktops level, joints tight
  • [ ] Sink doesn't leak (fill and wait 5 mins)
  • [ ] Taps work, no drips
  • [ ] Tiles lined up, grouting neat
  • [ ] Built-in items work (if fitted)
  • [ ] Extractor fan works
  • [ ] Under-unit lights work (if fitted)

Bathrooms:

  • [ ] Toilet flushes and refills
  • [ ] Bath fills hot and cold, drains fully
  • [ ] Shower pressure good, no leaks
  • [ ] Shower door seals well
  • [ ] Tiles straight, grouting done
  • [ ] No cracked tiles
  • [ ] Sink drains well
  • [ ] Mirror fixed tight
  • [ ] Extractor fan works
  • [ ] Towel rail heats up

Systems:

  • [ ] Boiler works, heats water
  • [ ] All radiators heat evenly
  • [ ] Fuse box labels correct
  • [ ] Smoke alarms work
  • [ ] CO detectors fitted (if gas)
  • [ ] Broadband point present

Outside Storage & Garden:

  • [ ] Shed/garage doors open and lock
  • [ ] Outside taps work
  • [ ] Outside lights work
  • [ ] Fences finished and secure

The Birmingham Case Study

Tom and Claire bought a new build in Birmingham for £245,000. They paid £300 for a pro snagging check.

The report found 38 defects:

Critical (fix before moving in):

  • Shower door leaked - £400 fix
  • Kitchen tap leaked - £180 fix
  • Boiler pressure wrong - £120 fix
  • Two sockets dead - £200 fix
  • Four tiles cracked - £320 fix

Major (should fix before moving in):

  • Garden laid on rubble - £1,200 fix
  • Paint gaps - £400 fix
  • Loose skirting (10 spots) - £350 fix
  • Grouting unfinished - £180 fix
  • Front door handle loose - £60 fix

Minor (cosmetic):

  • Paint splatter (15 spots) - £200 fix
  • Scratched windowsill - £80 fix
  • Bath caulking unfinished - £60 fix

Total defect value: £3,750

Tom and Claire refused to complete until all major issues were fixed. The builder sorted them in 10 days. They moved into a home with only 8 minor cosmetic issues (all fixed within 30 days).

Here's the twist: Without the pro check, they'd have spotted maybe 8–10 issues. The other 28? They'd have found them over six months, each needing a visit, possible disputes, and disruption.

The £300 fee saved about £1,200 in defects the builder might have argued weren't their fault, plus 30+ hours dealing with repairs.

When to Hire a Pro

DIY snagging is fine for:

  • Homes under £200,000 (including shared ownership purchases)
  • Known builders with good records
  • If you're careful and have 3 hours to spare

Pay for pro snagging (£300-£600) if:

  • Home costs £250,000+
  • Builder is unknown or small
  • Complex home (three floors, basement, high-end finishes)
  • You're not sure about building quality
  • You want written proof for disputes

The real truth: Pro inspectors don't find "more" issues. They find the same ones earlier, with photos and notes builders can't argue with. For comprehensive new build assessments, consider a rics survey conducted by a chartered professional who can identify both cosmetic and structural concerns.

The Timing Window (Why It Matters)

Typical schedule:

  • Week 12 before: Builder says completion is near
  • Week 10-8: Check date set (often 1–2 days before completion)
  • Week 8: Check done, defect list made
  • Week 8: List sent to builder
  • Week 8-4: Builder fixes defects
  • Week 4-2: Re-check to confirm fixes
  • Week 0: Completion

The problem: Builders often push you to complete even with defects.

Your power: You can refuse to complete if big issues remain. The builder can't force you. But your mortgage offer may expire (usually 3–6 months), so you'd need to reapply.

The trick: Sort defects by importance. Fix critical ones before completion. Minor cosmetic issues can be fixed after if needed.

What Comes Next

Ready for your snagging inspection? Use the 127-point list above to check every room. This guide helps you photograph and document snags effectively for evidence.

The question isn't whether to conduct snagging inspections—new builds always have snags. The question is whether you identify them before completion (when you have maximum leverage) or after completion (when you have minimum leverage and maximum hassle). Use this checklist at your inspection.

Because here's what every satisfied new build owner understands: The 2–3 hours you invest in systematic snagging saves 20–40 hours of post-completion contractor management. It's not being difficult. It's being thorough. And builders respect thorough buyers because they're the ones who don't leave bad reviews about "poor quality" when the quality was fine, they just didn't check properly before completing.

Your new build won't be perfect. No new build is. But it can be documented, rectified, and delivered to proper standard before you complete. If you demand it.

Get Expert Advice

Before completing on any new build, talk to qualified experts:

  • Solicitor - For warranty review and your rights - Check at SRA or CLC
  • Pro snagging inspector - For detailed checks
  • RICS surveyor - For a full survey if needed

Key Resources:

Bodies: SRA | CLC | RICS

Check rules: GOV.UK | Which?

Disclaimer: This is general guidance, not legal advice. Warranties and rights vary by builder. Every home is different. Get expert help before completing. The author accepts no liability for any loss from this information.