Everything You Need to Know About Snagging
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In the world of property ownership, particularly when it comes to new builds, there's a term that every homeowner should be familiar with: snagging. Whether you're a first-time buyer or a seasoned property investor, understanding the ins and outs of snagging can save you time, money, and potential headaches down the line. In this comprehensive guide, we'll explore everything you need to know about snagging.
What is Snagging?
Snagging is the process of thoroughly inspecting a new build property to identify and document any defects, issues, or unfinished work that needs to be addressed by the developer or builder. This critical step in the home-buying process ensures that your new property meets the expected standards and specifications outlined in your contract.
The term "snagging" comes from the construction industry, where it refers to the final phase of a project when small issues or "snags" can be identified and resolved. In the context of new build homes, snagging has become an essential practice for homeowners to protect their investment and ensure they're getting the quality they've paid for.
A new build snagging list or snagging checklist is a comprehensive document that outlines all the potential issues to look out for during a snagging inspection. This list covers everything from cosmetic imperfections to more serious structural problems.
The term snagging is often used interchangeably with the ‘defect’. This is not necessarily correct. Find out what the difference is between a snag and a defect.
The Importance of Snagging
Snagging is crucial for several reasons:
Quality Assurance: It ensures that your new home meets the standards promised by the developer and required by building regulations.
Cost Savings: Identifying issues early can save you money on future repairs that might not be covered by warranties if left unaddressed.
Peace of Mind: A thorough snagging inspection gives you confidence in the quality and safety of your new home.
Legal Protection: Documenting issues provides evidence if disputes arise with the developer later on.
Property Value: Addressing snags promptly can help maintain or even increase your property's value.
Despite the best efforts of developers and builders, it's rare for a new build home to be completely free of snags. The complexity of modern construction, time pressures, and the involvement of multiple subcontractors can all contribute to oversights or quality issues.
When Should You Snag?
The ideal time to conduct a snagging inspection is before you legally complete and move into your new home. This gives you the best leverage to get issues resolved quickly. However, the reality is that many developers won't allow access for a full snagging inspection until after completion.
If you can't snag before completion, aim to do it as soon as possible after moving in. Most new build warranties give you two years to report issues, but bear in mind the two year warranty is for genuine defects, not necessarily for snags, which is why we ask if a new build home is really ‘stress free for 2 years’.
Some key times to consider snagging:
Before completion (if allowed)
Immediately after getting the keys (check developers policy on reporting ‘cosmetic snags’
A few weeks after moving in (some issues may only become apparent with use)
Before the end of the developer's initial warranty period (usually 2 years)
Before the 10-year structural warranty expires
Remember, snagging isn't a one-time event. It's often an ongoing process, especially in the first few months of living in a new build home.
DIY Snagging vs. Professional Snagging
When it comes to snagging your new build home, you have two main options: doing it yourself or hiring a professional snagging company. Each approach has its pros and cons.
DIY Snagging
Pros:
It’s free!
You can take your time and be thorough
Intimate knowledge of your preferences and expectations
Cons:
Lack of expert knowledge
May miss hidden or technical issues
Time-consuming
Developers might be less responsive to a non-professional report (Unless you use our template)
Professional Snagging
Pros:
Expertise and experience in identifying issues
Comprehensive snagging inspection with specialised tools
Objective third-party assessment
Professional snagging report carries more weight with developers
Saves you time and stress
Cons:
Cost (though often a worthwhile investment)
May not catch very personal preferences or minor aesthetic issues
They can sometimes report too many items ‘within tolerance levels’ which makes the report look bigger than it should and loses focus on the bigger issues.
For most people, especially those buying their first new build home, hiring a professional snagger or professional snagging company can be a sensible approach. These experts know exactly what to look for and can provide a thorough, impartial assessment of your property.
The Snagging Process
Whether you're doing it yourself or hiring a professional, the snagging process typically follows these steps:
Preparation: Gather necessary documents (floor plans, specifications) and tools (flashlight, ladder, spirit level, etc.).
Exterior Inspection: Check the roof, walls, windows, doors, landscaping, and any outdoor features.
Interior Inspection: Systematically go through each room, checking floors, walls, ceilings, fixtures, and fittings.
Systems Check: Test electrical outlets, plumbing, heating, and ventilation systems.
Documentation: Record all findings, including photographs of issues.
Report Creation: Compile all findings into a comprehensive snagging report.
Submission: Submit the report to the developer or builder.
Follow-up: Monitor the resolution of identified issues and conduct a final check once rectifications are complete.
A professional snagging inspection will be extremely thorough, often taking several hours to complete for an average-sized home.
Snagging tolerances
Snagging tolerances refer to the acceptable margins of error in construction work. They define the level of imperfection that's considered normal and acceptable in newly built homes.
While specific tolerances can vary, here are some general guidelines:
Walls: Should be plumb within 5mm over a 2m height
Floors: Level within 4mm over a 2m length
Doors: Gaps around doors should be consistent within 3mm
Tiling: Deviation of 3mm over a 2m length
Many developers would quote the NHBC standards, which can be found here - https://nhbc-standards.co.uk/1-welcome.
Common Snagging Issues
While every new build is unique, there are some common snagging issues that frequently crop up:
Cosmetic Problems:
Paint drips or uneven coverage
Scratched windows or surfaces
Poorly fitted carpets or flooring
Gaps in tiling or grouting
Structural Issues:
Cracks in walls or ceilings
Uneven floors
Poorly fitted doors or windows
Plumbing and Drainage:
Leaky taps or pipes
Improperly sealed baths or showers
Poor water pressure
Blocked or slow-draining sinks
Electrical Problems:
Non-functioning outlets or switches
Improperly installed light fixtures
Issues with the fuse box or circuit breakers
Heating and Ventilation:
Radiators not heating properly
Thermostats not functioning correctly (or wired to the wrong zone!)
Poor ventilation in bathrooms or kitchens
External Issues:
Incomplete or poor quality landscaping
Drainage problems in the garden
Poorly fitted guttering or downpipes
Weepvents incorrectly installed
Finishes and Fittings:
Missing or poorly fitted skirting boards
Poorly hung doors
Badly fitted kitchen units or appliances
Remember, what constitutes a snag can range from minor cosmetic issues to more serious structural defects. It's important to document everything, no matter how small it may seem.
The Ultimate Snagging Checklist
A comprehensive snagging checklist or new build snagging checklist is an invaluable tool for ensuring nothing is missed during your inspection. Here's a breakdown of what to include:
Exterior
Roof
Check for missing, cracked, or incorrectly laid tiles
Inspect flashing around chimneys and vents
Look for proper alignment of gutters and downpipes
Walls
Check for cracks, chips, or inconsistencies in brickwork or rendering
Ensure proper sealing around windows and doors
Look for signs of damp or water ingress
Windows and Doors
Test all openings for smooth operation
Check for drafts or gaps
Inspect glazing for cracks or scratches (remembering the accepted tolerance levels)
Ensure proper installation of locks and handles
Garden and Landscaping
Check for proper drainage
Ensure fences and gates are secure and properly installed
Inspect paving for evenness and proper installation
Interior
Walls and Ceilings
Look for cracks, dents, or uneven surfaces
Check paint finish for consistency and coverage
Ensure proper installation of coving and skirting boards
Floors
Check for levelness and squeaks
Inspect carpet fitting and joins
Look for chips or cracks in hard flooring
Doors and Windows
Test all internal doors for smooth operation and proper closing
Check window mechanisms and locks
Ensure proper sealing around frames
Kitchen
Inspect all appliances for proper installation and function
Check cabinet doors for alignment and smooth operation
Ensure proper sealing around worktops and sinks
Bathrooms
Check all fixtures for proper installation and function
Inspect tiling and grouting for evenness and completeness
Test water pressure and drainage in all sinks, baths, and showers
Electrical
Test all outlets, switches, and light fixtures
Ensure proper installation of smoke and carbon monoxide detectors
Check the consumer unit for proper labelling and function
Plumbing and Heating
Test all taps and showers for proper function and water pressure
Check radiators for even heating and proper installation
Inspect visible pipework for leaks or poor installation
Ventilation
Test extractor fans in kitchens and bathrooms
Check for proper installation of trickle vents in windows
This checklist serves as a starting point and can be customised based on the specific features of your new build home. Remember, a professional snagging inspection will likely be even more comprehensive, catching details that might be easily overlooked by an untrained eye.
How to Choose a Professional Snagging Company
If you decide to hire a professional for your snagging inspection, choosing the right company is crucial. Here are some factors to consider when selecting the best snagging company UK homeowners can rely on:
Experience and Expertise: Look for companies with a proven track record in new build snagging. They should have experience with a variety of property types and developers.
Qualifications: Check if the company employs qualified surveyors or inspectors. Memberships in professional bodies can be a good indicator of expertise. For example, being RICs qualified, which is necessary qualification if you are being invited to snag a home of a developer that is a member of the NHQC.
Comprehensive Service: The best companies offer a full service, from inspection to report creation and even assistance with developer negotiations if needed.
Technology and Tools: Professional snaggers should use up-to-date technology and specialised tools to conduct thorough inspections. E.g. some may offer drone footage of roofing and heat maps using thermal imaging.
Reputation: Look for reviews and testimonials from previous clients. A good professional snagging company should have positive feedback and be willing to provide references.
Clear Reporting: Ask for a sample report to ensure their documentation is clear, comprehensive, and professional.
Insurance: Ensure the company has proper insurance coverage, including professional indemnity insurance.
Cost and Value: While price shouldn't be the only factor, ensure you're getting good value for your money. The cheapest option isn't always the best.
Turnaround Time: Check how quickly they can conduct the inspection and provide the report.
After-Service Support: A good company should be willing to answer questions about their report and provide advice on dealing with developers. Some professional snaggers will go as far to chase the snag list directly with the developer.
Remember, the goal is to find a company that will provide a thorough, professional service to help ensure your new home is up to standard. Don't hesitate to ask questions and compare several options before making your decision.
Understanding the Snagging Report
Once your snagging inspection is complete, you'll receive a snagging report. This document is crucial, as it forms the basis for your discussions with the developer about rectifying any issues. A good snagging report should include:
Property Details: Basic information about the property, including address, developer, and date of inspection.
Executive Summary: An overview of the main findings, highlighting any major issues.
Detailed Findings: A room-by-room or area-by-area breakdown of all identified snags.
Photographic Evidence: Clear, labelled photos of each issue for easy reference.
Recommendations: Suggestions for how each snag should be addressed.
Priority Levels: Classification of issues based on their severity or urgency.
Building Regulations: Notes on any potential breaches of building regulations or standards.
Glossary: Explanation of any technical terms used in the report.
When you receive your report, take the time to read through it carefully. Don't hesitate to ask for clarification on any points you don't understand. A professional snagger should be happy to explain their findings.
Remember, the snagging report is your evidence. Keep it safe and use it as the basis for your communications with the developer about resolving the identified issues.
Dealing with Developers and Resolving Issues
Once you have your snagging report, the next step is to present it to your developer and work towards resolving the identified issues. Here are some tips for navigating this process:
Act Quickly: Submit your snagging report to the developer as soon as possible. This shows you're proactive and gives them less room to argue that issues arose after you moved in. Make sure you know whose desk this needs to land on for action to be taken on it.
Be Professional: Present your concerns calmly and professionally. A cooperative approach often yields better results than confrontation.
Prioritise: If there are numerous issues, consider focusing on the most important or urgent ones first.
Set Deadlines: Ask the developer for a timeline on when they plan to address each issue. Follow up regularly to ensure they're sticking to this timeline.
Document Everything: Keep a record of all communications with the developer, including emails, phone calls, and in-person conversations.
Be Present: If possible, be present when workers come to fix issues. This allows you to ensure the work is done to your satisfaction.
Final Check: Once the developer claims all issues are resolved, do another thorough check of the property.
Escalate if Necessary: If the developer is unresponsive or refuses to address legitimate issues, you may need to escalate to their customer service department or even consider legal action.
Remember, reputable developers want to maintain their reputation and will usually work to resolve issues promptly. However, be prepared to be persistent if necessary.
NHBC survey in relation to snagging
The NHBC survey will come to you 8 weeks after legal completion. Developers often jump through hoops to get a 9 or a 10 on this survey as it dictates whether the developer retains (or gains) a status of a 5* builder. Without using the survey as a ‘weapon’, do be aware that action from a developer is much more likely during the first 8 weeks prior to your survey being complete.
Doesn't sound fair, but it is a reality you should be aware of in relation to snagging and resolution.
The Cost of Snagging
The cost of snagging can vary depending on whether you choose to do it yourself or hire a professional. Here's a breakdown:
DIY Snagging
If you choose to do your own snagging, the direct costs can be minimal. You'll need to invest in some basic tools if you don't already have them:
Flashlight
Spirit level
Tape measure
Stepladder
Camera (your smartphone can work for this)
The main cost here is your time. A thorough DIY snagging inspection can take several hours or even a full day, depending on the size of your property.
Professional Snagging
The cost of hiring a professional snagger or professional snagging company can vary based on several factors:
Size of the property
Location
Complexity of the build
Reputation and experience of the snagging company
As a rough guide, professional snagging services in the UK typically cost between £300 and £800 for an average-sized home. Larger or more complex properties may cost more.
While this might seem like a significant expense, many homeowners find it to be a worthwhile investment. A professional snagger can often identify issues that a novice might miss, potentially saving you money in the long run by catching problems early.
Snagging Tips and Best Practices
To get the most out of your snagging process, consider these tips and best practices:
Be Thorough: Whether you're doing it yourself or hiring a professional, ensure every aspect of the property is checked.
Take Your Time: Don't rush through the inspection. It's better to be methodical and catch everything.
Use Good Lighting: Natural daylight is best for spotting imperfections. Bring a good flashlight for dark corners.
Check at Different Times: Some issues might only be apparent at certain times of day or in specific weather conditions.
Don't Forget the Exterior: It's easy to focus on the interior, but don't neglect the outside of the property.
Test Everything: Open and close every door and window, turn on every tap, flush every toilet, test every electrical outlet.
Look from Different Angles: Some imperfections are only visible from certain positions. Move around and look at surfaces from various angles.
Trust Your Instincts: If something doesn't look or feel right, it's worth investigating further.
Keep Emotion Out of It: Try to approach the snagging process objectively. Remember, it's about ensuring quality, not criticising the builder.
Follow Up: Once issues are supposedly fixed, check them again to ensure the work has been done satisfactorily.
Conclusion
Snagging is an essential part of the new build home-buying process. Whether you choose to tackle it yourself or hire a professional, thorough snagging can save you time, money, and stress in the long run.
Remember these key points:
Start snagging as early as possible, ideally before completion.
Use a comprehensive checklist to ensure nothing is missed.
Consider hiring a professional for their expertise and objectivity.
Document everything thoroughly and communicate clearly with your developer.
Be persistent in following up on identified issues.
Stay informed about new technologies that could improve the snagging process.
By understanding and embracing the snagging process, you're taking an important step in protecting your investment and ensuring your new home meets the quality standards you deserve. Whether you're dealing with a small apartment or a large family home, the principles of good snagging remain the same: be thorough, be objective, and don't settle for less than what you've paid for.
Remember, your new home is likely one of the biggest investments you'll ever make. Taking the time to ensure it's up to standard is not just about protecting your investment—it's about creating a safe, comfortable, and enjoyable living space for you and your family for years to come.
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