Many buyers assume new build properties are perfect and don't require surveying – but our experience as RICS chartered building surveyors proves otherwise. Professional snagging surveys on new builds across London regularly identify dozens, sometimes hundreds, of defects that developers should rectify before you move in.
A comprehensive snagging survey ensures you get the quality you paid for and provides leverage to demand corrections before completion. This guide explains what snagging involves, common defects we find, and why professional inspection is essential for new build purchases.
What Is a Snagging Survey?
A snagging survey (also called a new build inspection) is a detailed examination of a newly constructed property to identify defects, incomplete work, and issues not meeting acceptable building standards. Unlike building surveys on older properties that assess condition and deterioration, snagging surveys focus on workmanship quality and finishing standards.
When to Commission a Snagging Survey
Timing is crucial for maximum benefit:
- Pre-completion inspection: Ideally 2-3 weeks before completion when property is finished but before you take ownership
- Post-completion inspection: Within first few weeks of ownership while warranty and developer obligations are fresh
- End of defects period: Just before the 12-month or 2-year defects liability period expires
Pre-completion inspections are most valuable as they give you leverage to demand corrections before committing to purchase. Developers are far more responsive to snag lists provided before completion than afterwards.
Common Snags in London New Builds
Through hundreds of snagging surveys across new developments in London, we consistently encounter certain defect categories.
Paintwork and Decoration Defects
The most numerous snags typically involve poor finishing:
- Paint coverage issues: Thin or patchy paint, visible brush marks, paint on fixtures
- Cutting-in problems: Poor edges where walls meet ceilings or around windows
- Surface preparation: Paint applied over dirt, unfilled holes, or inadequately prepared surfaces
- Color inconsistencies: Different shades in different areas or between coats
- Drips and runs: Paint runs on walls, ceilings, or woodwork
While individually minor, these defects detract from the finish quality you're paying premium prices for. Professional documentation ensures developers rectify these issues.
Joinery and Carpentry Issues
Doors, windows, and fitted elements frequently show defects:
- Door alignment: Doors sticking, not closing properly, or showing gaps
- Lock and handle problems: Poorly fitted hardware, stiff mechanisms, misaligned keeps
- Kitchen cabinet issues: Doors misaligned, drawers sticking, poor fitment
- Skirting and architrave: Gaps, poor joints, damage or splitting
- Window defects: Poorly fitted, drafty seals, broken trickle vents, damaged handles
Plumbing and Bathroom Defects
Wet areas require particular attention in new builds:
- Leaking fixtures: Taps, showers, toilets, or waste connections
- Poor grouting: Missing, cracked, or uneven grout between tiles
- Silicone sealant: Poorly applied, gaps, or excess sealant
- Damaged tiles: Cracked, chipped, or poorly laid tiles
- Water pressure: Inadequate flow from taps or showers
- Drainage: Slow draining baths, sinks, or showers
Electrical Installation Issues
- Socket placement: Poor positioning or damaged faceplates
- Light fixtures: Not working, poorly fitted, or damaged
- Switch problems: Stiff, loose, or non-functioning switches
- Incomplete work: Missing covers, exposed wiring, or unpainted around fixtures
- Smoke alarms: Not working or poorly positioned
Flooring and Tiling Defects
- Carpet issues: Poor fitting, visible seams, bubbles, or damage
- Hard flooring: Scratched, chipped, or poorly laid laminate/wood
- Tile problems: Cracked tiles, lippage (uneven levels), poor grouting
- Squeaky floors: Indicating inadequate fixing or support
Structural and Building Fabric Issues
While less common, serious defects do occur in new builds and must be identified:
Major Concerns
- Cracking: Settlement cracks beyond normal tolerance
- Damp penetration: Water ingress from defective construction
- Floor levels: Noticeably uneven floors
- Ventilation: Inadequate or non-functioning mechanical ventilation
- Heating systems: Radiators not working, poor heat distribution
- Sound insulation: Inadequate acoustic separation between flats
Building Regulations Compliance
New builds should comply with current building regulations. We check for:
- Fire safety provisions (fire doors, alarms, escape routes)
- Adequate ventilation to bathrooms and kitchens
- Proper drainage and rainwater goods
- Energy efficiency measures (insulation, glazing, heating controls)
- Electrical safety (RCD protection, earthing, bonding)
The Professional Snagging Process
Our RICS chartered surveyors conduct systematic inspections covering every accessible area:
Room-by-Room Inspection
We methodically examine:
- Every room: Walls, ceilings, floors, windows, doors, fixtures
- Kitchen: All appliances, units, worktops, tiling, plumbing
- Bathrooms: Sanitary ware, tiling, grouting, sealing, water flow
- External areas: Balconies, terraces, external doors, windows
- Common areas: Hallways, stairwells (in apartment blocks)
- Services: Heating, electrics, ventilation, hot water
Documentation
Professional snagging surveys include:
- Comprehensive written list of all defects
- Clear photographs of each defect
- Location references (which room, which wall, etc.)
- Priority ratings (urgent, important, cosmetic)
- Recommendations for rectification
This documentation provides clear evidence to present to developers and ensures nothing is overlooked or disputed.
Developer Warranties and Your Rights
New build properties typically come with NHBC or similar warranty protection:
NHBC Buildmark Warranty
- First 2 years: Developer liable for putting right defects
- Years 3-10: NHBC covers major structural defects
Defects Liability Period
Most developers provide 12-month or 2-year defects liability periods during which they must return to fix reported snags. Having a comprehensive professional snag list maximizes your ability to enforce these obligations.
Case Study: New Build Flat in Nine Elms
We conducted a pre-completion snagging survey on a £650,000 two-bedroom flat in a major Nine Elms development.
Defects identified:
- 87 cosmetic snags (paintwork, finishing, minor damage)
- 12 functional issues (doors not closing, drawer problems, tap leaks)
- 3 significant concerns (cracked floor tiles, non-functioning extractor, window seal issues)
- Total: 102 snags documented
Outcome:
The developer agreed to rectify all identified issues before completion. Our follow-up inspection confirmed satisfactory completion of remedial works. Without the professional survey, the buyers would likely have discovered these issues after moving in, when developer responsiveness is typically much lower.
DIY Snagging vs. Professional Surveys
Many buyers attempt DIY snagging inspections. While helpful, professional surveys offer significant advantages:
Professional Benefits
- Experience: RICS surveyors know what to look for and acceptable tolerances
- Systematic approach: Ensures no areas are overlooked
- Technical knowledge: Identifies issues beyond cosmetic defects
- Professional documentation: Carries weight with developers
- Building regulations knowledge: Can identify compliance issues
- Leverage: Developers take professional reports more seriously
Cost vs. Benefit
Professional snagging surveys for typical London apartments cost £350-£600. For houses, expect £500-£900. Given new build purchase prices (often £500,000-£1,000,000+), this represents excellent value insurance that you receive the quality promised.
What Happens After Your Snagging Survey?
Pre-Completion Timeline
- Survey conducted: 2-3 weeks before completion date
- Report delivered: Within 48 hours typically
- Submit to developer: Request all items rectified before completion
- Negotiate timeline: Some items may be completed post-completion if agreed
- Re-inspection: Verify works completed satisfactorily
- Completion: Proceed once satisfied or with retention agreement
Developer Response
Most reputable developers respond positively to professional snag lists, though responses vary:
- Best practice: Fix all items before completion
- Common response: Fix urgent items pre-completion, minor items post-completion
- Problematic: Developer disputes items or delays indefinitely
Your solicitor can negotiate retention of funds to cover unresolved snags if necessary.
Top Tips for New Build Buyers
- Don't skip the survey: Even new builds need professional inspection
- Book early: Schedule survey 3-4 weeks before completion to allow time for rectification
- Attend the inspection: Learn about your property and see issues firsthand
- Keep records: Photograph everything and maintain correspondence with developers
- Use your leverage: Pre-completion is your strongest negotiating position
- Follow up persistently: Don't let snags be forgotten after completion
- Use defects period wisely: Commission another inspection before warranty expires
Frequently Asked Questions
Do new build properties really need surveys?
Absolutely. Our snagging surveys on new builds regularly identify 50-150+ defects per property. While individually minor, collectively these issues significantly affect your living experience and property value. New builds should be perfect – a professional survey ensures you get what you paid for and provides leverage to demand corrections.
When is the best time for a snagging survey?
The ideal time is 2-3 weeks before completion when the property is finished but before you take ownership. This timing provides maximum leverage to demand corrections before completion. Post-completion surveys are still valuable but you have less negotiating power. Also consider a survey just before your 12-month or 2-year defects period expires.
Will developers fix all snags identified?
Most reputable developers will address genuine defects, though responses vary. Professional snag lists from RICS surveyors carry significant weight. Some developers fix everything immediately, others negotiate timelines, and a few dispute items. Having professional documentation strengthens your position. Your solicitor can help enforce developer obligations if necessary, including retention of funds for unresolved issues.
How much does a new build snagging survey cost?
Professional snagging surveys typically cost £350-£600 for London apartments and £500-£900 for houses, depending on size. Given that new builds often cost £500,000-£1,000,000+, this represents excellent value. The cost of NOT having a survey – living with dozens of defects or fighting developers post-completion – far exceeds the survey fee.
Can I do my own snagging inspection?
You can and should conduct your own inspection, but professional surveys offer significant advantages. RICS surveyors have the experience to identify issues you might miss, understand acceptable building tolerances, know building regulations requirements, and produce documentation that carries weight with developers. Professional surveys also identify technical defects beyond cosmetic issues. Consider professional inspection essential insurance for such a major purchase.
Conclusion: Protecting Your New Build Investment
New build properties represent significant investments, often costing £500,000-£1,000,000+ in London. Professional snagging surveys ensure you receive the quality you're paying premium prices for and provide leverage to demand corrections while developers are most responsive.
As RICS chartered building surveyors conducting hundreds of new build inspections across London, we consistently prove the value of professional snagging surveys. The comprehensive documentation we provide ensures nothing is overlooked and gives you the strongest possible position to enforce developer obligations.
Don't assume new means perfect. Commission a professional snagging survey before completion to protect your investment and ensure your new home meets the standards you deserve.
About the Author: This snagging guide was developed by London Home Surveys' new build specialists, RICS chartered surveyors who inspect over 300 new build properties annually across London's major developments, typically identifying 40-80 defects per property and securing thousands of pounds in remediation work from developers.