You are here: Home  »  Blog  » A Complete Guide to Creating Your Snagging List

A Complete Guide to Creating Your Snagging List

---

Buying a new home should be exciting. But even brand-new properties often have defects. Some are minor, like cosmetic issues. Others can be more serious.

Without a proper snagging inspection, many problems go unnoticed until after you move in, when the developer may be less willing to fix them.

This guide explains:

• What a snagging list is

   

• Why you need one

   

• When and how to carry out a snagging inspection

   

• What to include in your snag list

   

• How to use it to hold your developer accountable

   

We’ve also included a room-by-room snagging checklist you can use for your own inspection.

What Is a Snagging List?

A snagging list (or snag list) is a written record of all defects, unfinished work, and poor finishes in a new home. It acts like a punch list of everything the developer needs to fix before or shortly after you take ownership.

A snag is any issue that falls below the standard you should reasonably expect or does not match your contract. Snags can range from minor to serious:

• Cosmetic snags: Paint splashes, scuffs, scratched surfaces, incomplete decoration.

   

• Minor defects: Poorly fitted kitchen units, misaligned doors, gaps in skirting boards.

   

• Moderate defects: Cracked tiles, faulty appliances, improperly sealed windows.

   

• Significant defects: Damp, poor insulation, drainage problems, structural issues.

   

A detailed snag list creates a formal record the developer must address.

Fact: On average, a professional snagging inspection finds 100–150 snags in a new build. Some inspections identify over 200 issues. This is normal in new construction.

Why Is a Snagging List Important?

Many first-time buyers assume a new home will be defect-free. In reality, new builds involve many trades working under time and cost pressures. Quality can be inconsistent, and issues are common.

Here’s why a thorough snagging list matters:

1. It Protects Your Legal Rights

When you buy a new build, your contract sets the standard of finish and specifications the developer must meet. If the property does not meet these standards, you have a legal right to have defects fixed.

A snagging list provides proof that these defects exist.

Most new builds in England are covered by the Consumer Code for Home Builders, which gives buyers extra rights for snagging issues. Many also include an NHBC Buildmark warranty or similar schemes such as LABC, Premier Guarantee, or BOPAS, which offer formal ways to report defects.

2. It Is Easier to Get Defects Fixed Before Completion

Developers are most willing to fix snags before legal completion. They want the sale to go through and any retention payments released. After completion, their financial incentive drops. Submitting your snag list early gives you the most leverage.

3. It Creates a Formal Paper Trail

A written snag list provides a record of all defects. This is important if disputes arise later. Verbal conversations with a site manager carry little weight. A dated, itemised list submitted in writing is formal and legally stronger.

4. It Can Reveal Serious Issues You Might Otherwise Miss

Not all snags are obvious. A professional inspector or a detailed checklist can uncover problems most buyers would miss, such as:

• Poor insulation

   

• Windows that do not seal properly

   

• Non-compliant electrical fittings

   

• Structural defects in walls, floors, or roof

Important: Do not rely solely on the NHBC warranty or the developer’s own quality checks. NHBC inspections are limited and periodic. An independent snagging inspection is essential.

When Should You Do Your Snagging Inspection?

Timing is key in the snagging process. There are two main options:

Option 1: Before Legal Completion (Best)

The ideal time for a snagging inspection is just before legal completion. By this point, the property should be mostly finished. This gives you maximum leverage with the developer.

Some developers may resist access, saying the property “isn’t ready.” Don’t accept this without question. Under the Consumer Code for Home Builders, you have the right to inspect your new home before completion.

Option 2: Within the First Two Years After Completion

If you couldn’t carry out a pre-completion inspection, the next best time is soon after moving in.

Most NHBC Buildmark warranties (or similar schemes) require defects to be reported within the first two years. This period is called the developer’s liability period.

During these two years, the developer must fix defects. After this period, the warranty usually only covers major structural issues (years 3–10) and not general finishing problems.

The key point: do your snagging inspection as early as possible. The sooner snags are documented and submitted, the sooner they get fixed and the stronger your position if the developer does not respond.

Should You Use a Professional Snagging Inspector?

You have two options: do it yourself or hire a professional inspector.

DIY Snagging

You can inspect the property yourself using a detailed checklist.

• Advantages: low cost and you know your property specification best.

   

• Disadvantages: you may miss technical issues, especially with structural elements, insulation, drainage, and electrical/plumbing systems.

   

Professional Snagging Inspector

Carried out by a qualified inspector, ideally RICS-registered or approved by the New Homes Quality Board. The inspector visits the property and produces a detailed written report.

• Costs: usually £300–£600 depending on property size.

   

• Advantages:

   

• Detects technical defects beyond cosmetic issues

   

• Written report carries weight with developers and legal teams

   

• Inspector knows building standards, tolerances, and NHBC rules

   

• Often finds 2–3 times more snags than a self-inspection

Recommendation:

If your budget allows, hire a professional inspector. Use the DIY checklist from this guide as a supplement to catch minor cosmetic issues. Combining both approaches gives the best results.

How to Create Your Snagging List: A Step-by-Step Process

A snagging list records all defects in a new build so the developer is required to fix them. A careful, methodical approach ensures nothing is missed and provides strong evidence if disputes arise.

Step 1: Prepare Before the Inspection

Before attending the property, gather:

• Your purchase contract and the developer’s specification document

   

• Floor plans

   

• A printed snagging checklist or template

   

• A torch or phone torch

   

• A spirit level for floors, walls, and fitted furniture

   

• A phone charger or small appliance to test sockets

   

• A notepad and pen, or a snagging app

   

• A camera or phone to photograph defects

   

Set aside at least two to four hours. Larger properties may require more time. Rushing reduces the quality of your inspection.

Step 2: Work Systematically, Room by Room

The best approach is to move room by room, starting from the outside and working inward, then from the top floor downward. This ensures nothing is missed and lets you cross-check against your floor plans.

In each room, check:

• Floors, walls, and ceilings

   

• Windows, doors, and frames

   

• Skirting boards, architraves, and coving

   

• Light fittings, switches, and sockets

   

• Heating controls and radiators

   

• Fitted furniture (wardrobes, kitchen units, bathroom fixtures)

Step 3: Photograph Every Defect

Every snag you find should be photographed, clearly captioned, and dated. Take the photo close enough to show the defect clearly, but also include enough of the surrounding area so its location in the property is obvious. If possible, photograph each defect from two angles.

Photos create a strong visual record that is difficult for a developer to dispute. Without them, a developer might deny a defect existed or claim it was caused after you moved in.

Step 4: Record Defects in Detail

For each snag, record:

• Location: Room and exact position within the room

   

• Nature of the defect: What it is and how it appears

   

• Photograph reference: Number or label for each photo

   

• Severity: Cosmetic, minor, moderate, or significant

   

• Specialist attention needed: Electrical, structural, drainage, etc.

The more detailed your records, the harder it is for the developer to dismiss or downplay defects.

Step 5: Compile and Submit Your Formal Snag List

After the inspection, put all your findings into a written document called your snagging list. Send it to the developer in writing. Email is best because it creates a dated record. Include all photos of defects. Address it to the developer’s customer care or aftercare team, not just the site manager. Keep a copy of everything you send.

Step 6: Follow Up in Writing

Developers must respond to snagging submissions within a reasonable time. The Consumer Code for Home Builders sets out what to expect. If you do not get a response within 10 to 14 days, follow up in writing. Keep a record of all correspondence.

If the developer does not respond or disputes your snag list unfairly, escalate the issue. You can contact the NHBC if your property has a Buildmark warranty, the New Homes Ombudsman for properties sold after April 1, 2024, or your solicitor, who can write formally on your behalf.

The Complete Snagging Checklist: Room by Room

This checklist is for use during your property inspection. It covers all the main areas of a typical new build home. Work through each section carefully and record any defects you find.

Note on tolerances: Building work is done by hand, so minor imperfections within normal limits are not considered snags. As a guide, a crack narrower than a hairline in fresh plaster is normal and usually addressed during settlement. A crack wide enough to fit a credit card is a defect. When in doubt, make a note of it.

 

EXTERIOR & GROUNDS
What to Check	Common Snag	Priority
Brickwork / render — cracks, chips, staining	Cracked mortar joints or spalled bricks	High
Roof tiles / slates — all present and correctly fixed	Missing, slipped, or cracked tiles	High
Gutters and downpipes — aligned, watertight, secure	Leaking joints or missing brackets	Medium
Fascias and soffits — condition and fixings	Gaps, cracks, or loose sections	Medium
External doors — fit, operation, draught seals	Poorly fitting doors or missing weather seals	High
Windows — all open/close correctly, trickle vents present	Stiff or non-opening windows, failed seals	High
Window sills — no cracks or gaps to brickwork	Gaps allowing water ingress	High
External lighting — all fittings present and working	Missing bulbs or non-functional lights	Low
Driveway / paths — surface finish, levels, drainage	Cracked surface or pooling water	Medium
Garden / turf — level, complete, free from debris	Unfinished levelling or construction waste	Medium
Boundary fences / walls — complete, plumb, secure	Missing panels or leaning posts	Medium
Drainage gulley pots — clean and undamaged	Debris, cracks, or subsidence around gulleys	High
Manholes — covers present, level with surrounding surface	Raised or sunken manhole covers	Medium

 

HALLWAY, STAIRCASE & LANDINGS
What to Check	Common Snag	Priority
Front door — fit, operation, lock, letterbox, threshold	Stiff lock, gap at threshold	High
Staircase — treads and risers, no movement or squeaking	Loose treads or excessive flex	High
Stair handrail / balustrade — secure, gap between balusters ≤10cm	Loose handrail or excess gaps (safety issue)	High
Walls — plaster finish, no cracks or hollows	Hollow plaster or visible cracking	Medium
Ceilings — level, no cracks, no overspray	Cracks or uneven plasterboard joins	Medium
Skirting boards — mitred joints, fixed, gaps filled	Gaps at corners or to floor	Low
Doors — all hang correctly, latch properly, no binding	Doors catching on frames or floors	Medium
Light fittings — present, working, correctly seated	Missing or non-functioning lights	Low
Sockets and switches — flush, square, all working	Non-flush plates or dead sockets	Medium
Flooring — condition, joins, threshold strips present	Bubbling, lifting, or mismatched joins	Medium

 

LIVING ROOM & DINING ROOM
What to Check	Common Snag	Priority
Walls — plaster finish, no cracks, no paint runs or misses	Bare patches, paint runs, or cracking	Low
Ceilings — level, no visible board joins, coving fitted	Sagging or cracking at board joints	Medium
Window boards — level, correctly fitted, no gaps	Gaps to plaster or poorly mitred corners	Low
Radiators — level, fully functional, valves operational	Cold spots or leaking valve connections	High
Fireplace / media wall (if included) — finish and function	Poor finish or non-functional features	Medium
French or bi-fold doors — all panels open smoothly	Stiff panels, misalignment, or gaps in seals	High
Sockets and switches — number per specification, flush	Missing sockets or non-compliant positions	Medium
TV / data points — present per specification	Missing or non-functional data outlets	Low
Flooring — no lifting, bubbling, or damaged sections	Lifting boards or scratched surfaces	Medium
Coving / cornice — mitred joints, fully adhered	Gaps at corners or pulling away from ceiling	Low

 

KITCHEN
What to Check	Common Snag	Priority
Unit doors and drawer fronts — aligned, level, no gaps	Misaligned doors or uneven reveals	Medium
Hinges and soft-close mechanisms — all functional	Broken hinges or missing soft-close	Medium
Worktops — no chips, scratches, or unsupported sections	Chips at cut-outs or gaps to upstand	Medium
Upstands / splashback — fully adhered, grouted, sealed	Lifting upstand or missing silicone seal	Medium
Sink — correctly fitted, no movement, fully sealed	Movement in sink or missing sealant bead	High
Taps — operate correctly, no drips	Dripping taps or cross-threaded connections	High
Appliances (oven, hob, extractor) — all functional	Non-functioning appliances or missing manuals	High
Dishwasher connection — plumbed correctly, no leaks	Leak at inlet/outlet or poor installation	High
Fridge/freezer space — correct dimensions, ventilation gap	Inadequate clearance affecting appliance function	Medium
Plinth — level, clipped in place, no gaps	Gaps beneath units or falling plinth	Low
Sockets and switches — correct heights, all functional	Sockets at incorrect height or non-functional	Medium
Extractor fan — functional, venting externally	Recirculating instead of externally vented	High
Flooring — continues under appliances as specified	Incorrect flooring layout or lifting at edges	Medium

 

BEDROOMS
What to Check	Common Snag	Priority
Walls — plaster finish, no cracks, even paint coverage	Uneven paint or cracking at ceiling junction	Low
Ceilings — level, no cracks, light fitting centred	Off-centre light fitting or cracks at corners	Low
Built-in wardrobes — doors aligned, all mechanisms work	Misaligned sliding doors or broken runners	Medium
Windows — operation, restrictors fitted (upper floors)	Missing child restrictors on upper-floor windows	High
Radiator — level, functional, TRV operational	Cold spots or poorly positioned TRV	Medium
Sockets — per specification, flush, all live	Missing double sockets or dead outlets	Medium
TV point — present and per specification	Missing or wrongly positioned TV outlet	Low
Door — hangs level, latches cleanly, no binding	Catching on carpet or frame	Medium
Flooring — laid level, no creaking boards	Creaking floorboards or lifting carpet	Medium
Loft hatch (if in or adjacent to bedroom) — insulated, sealed	Uninsulated hatch causing heat loss	Medium

 

BATHROOMS & EN-SUITES
What to Check	Common Snag	Priority
Bath / shower tray — level, no flex, fully sealed	Flex in bath or gap in silicone seal	High
Shower enclosure — glass clean, door seals watertight	Leaking door seals or damaged glass	High
Tiles — grout complete, no cracks, no hollow tiles	Hollow tiles (tap test), cracked grout	High
Silicone sealant — all junctions fully sealed	Missing or cracked silicone at floor/wall junctions	High
Basin / WC — secure, fully plumbed, no leaks	Movement in basin or dripping waste	High
Taps and shower controls — all function correctly	Poorly calibrated thermostatic shower	High
Extractor fan — functional, externally vented	Fan recirculating rather than ventilating	High
Heated towel rail — level, functional, valve operational	Cold rail or leaking connection	Medium
Mirror / cabinet (if included) — level, secure	Non-level mirror or loose fixings	Low
Flooring — grouted, no lifting, correct slip rating	Lifting tiles or incorrect slip-resistance	High
Pipework — all concealed as specified, no exposed runs	Exposed pipework contrary to specification	Low
Window — frosted glass (if applicable), trickle vent present	Clear glass in bathroom or missing vent	High

 

UTILITIES, SERVICES & TECHNICAL
What to Check	Common Snag	Priority
Consumer unit (fuse box) — correctly labelled, all breakers trip	Unlabelled circuits or non-tripping breakers	High
All sockets tested — live and earthed	Dead sockets or reversed polarity	High
All light switches — functional, no loose plates	Non-functioning switches or loose faceplates	Medium
Boiler — fires correctly, pressure correct, manual provided	Boiler failing to fire or missing documentation	High
Heating system — all radiators heat fully, no air locks	Cold spots in radiators requiring bleeding	Medium
Hot water — runs hot within reasonable time	Slow hot water or incorrect cylinder temperature	High
Underfloor heating (if fitted) — all zones functional	Zones not heating or thermostat errors	High
Water pressure — adequate at all outlets	Low pressure at shower or upstairs taps	High
Smoke detectors — present in all required locations, tested	Missing detectors or non-functional units	High
Carbon monoxide detector — fitted adjacent to boiler	Missing CO detector (Building Regs requirement)	High
EV charger / car charging point (if specified) — functional	Non-functional charging point	Medium
Solar panels (if specified) — generation meter reading correctly	Meter not recording generation	High
Mechanical ventilation (MVHR if fitted) — all vents present, balanced	Blocked or missing vent grilles	Medium

 

Snagging List Template: How to Format Your Document

Your snagging list should be a clear, professional document. Each defect should be recorded in an organized way. Here is a suggested format for each entry:

 

Field	Description / Example
Ref No.	Unique reference for each snag (e.g., KIT-001 for Kitchen item 1)
Location	Kitchen / Master Bedroom / Bathroom 1 etc.
Description	Left-hand base unit door hangs 5mm lower than adjacent door. Gap at top-right corner visible when closed.
Photo Ref	IMG_0047, IMG_0048
Category	Cosmetic / Fitting / Structural / Services
Priority	High / Medium / Low
Date Noted	DD/MM/YYYY
Developer Response	[To be completed by developer]
Resolution Date	[To be completed when resolved]

 

Always include a cover page with your name, address of the property, date of inspection, and a statement that the document is submitted formally as your snagging list. Number every page and every snag entry.

Many buyers now use dedicated snagging apps (such as Snag My New Home or similar) which allow you to attach photos directly to each snag entry and export a professional PDF report. These can be very effective.

NHBC Snagging: Understanding Your Warranty

 

The NHBC (National House Building Council) Buildmark warranty is the most common new build warranty in the UK. It covers most new homes. Understanding how it works helps you protect your rights as a buyer.

How the NHBC Buildmark Warranty Works

The warranty has two phases:

• Years 1–2 (Builder’s Obligation Period): The developer must fix any defects. This is when your snagging list matters most. Defects reported during this period are the builder’s responsibility to repair.

   

• Years 3–10 (NHBC Insurance Period): The NHBC insures major structural defects. Minor cosmetic issues are no longer covered. The NHBC can step in if the developer goes out of business or refuses to act.

   

The NHBC also offers a Resolution Service to help resolve disputes if a developer does not respond properly to your snagging list. It is free and often effective.

What the NHBC Covers and Doesn’t Cover

The NHBC covers defects caused by failure to meet its Technical Standards. It does not cover:

• Damage caused by occupants after completion

   

• Normal wear and tear

   

• Defects within accepted building tolerances

   

• Issues with appliances (covered by manufacturer warranties)

   

• Damage from lack of routine maintenance

   

Always register your NHBC warranty after completion. You should get a Buildmark booklet and policy number from the developer. If not, request it in writing. You will need it for any future claims.

Other Warranties

Not all new builds have an NHBC warranty. Alternatives include LABC Warranty, Premier Guarantee, and Build-Zone. The snagging process and buyer rights are similar, but always read your warranty terms carefully to understand how to make a claim.

What to Do If the Developer Doesn’t Fix Your Snags

Not all developers respond promptly to snagging lists. If your snags are ignored, follow this escalation process:

Step 1: Follow Up in Writing

Send a formal reminder citing the snags, referencing your original submission date, and request a response with a repair timeline within 14 days.

Step 2: Escalate to the Customer Care Team

Large developers usually have a customer care or aftercare team separate from the site staff. Send your complaint in writing to them and copy it to the site manager. Keep all correspondence.

Step 3: Contact the NHBC or Warranty Provider

If the developer still does not respond, contact the NHBC or your warranty provider. The NHBC Resolution Service can help communicate with the developer and, if needed, appoint an independent inspector to assess disputed snags.

Step 4: Use the New Homes Ombudsman

For properties sold after 1 April 2024, the New Homes Ombudsman provides an independent dispute resolution service. It is free for buyers and can award compensation if the developer acted unfairly.

Step 5: Consider Legal Action

As a last resort, you may take legal action for breach of contract if serious defects are not fixed. Always seek legal advice first, as this can be time-consuming and costly.

Record Everything

Keep copies of all emails, letters, text messages, and notes from phone calls, including dates, times, and names. Your paper trail is essential if the dispute reaches the NHBC, Ombudsman, or court.

Snagging List: Frequently Asked Questions

 

What is the difference between a snag and a defect?

A snag is any incomplete or substandard work in a new build. A defect usually refers to a problem that develops over time. In practice, a “snagging list” covers all defects, imperfections, and unfinished work.

Can I refuse to complete a new build because of snags?

Minor snags are usually not enough to delay completion. Serious defects that make the property uninhabitable or not as agreed may give you grounds to delay or seek remedies through your solicitor. Always get legal advice.

How many snags should I expect on a new build?

It varies by developer, property size, and inspection level. A professional snagging survey often finds 50–200 snags on a typical house. Most are minor and quick to fix. The key is to document and get them addressed.

Do I need a snagging checklist PDF?

Yes. A printed checklist makes it easy to take handwritten notes during the inspection. Many buyers use a printed checklist on site, then transfer the information to a digital document for submission.

Is a snagging list the same as a survey?

No. A snagging list focuses on new build defects and unfinished work. A property survey, like a RICS Level 2 or Level 3 survey, assesses the condition of an existing home. Snagging is the right inspection for new builds.

Can snags affect my mortgage?

Major structural defects could, in rare cases, affect your mortgage if they raise questions about habitability or safety. If serious issues are found, inform your solicitor and mortgage broker immediately.

Final Thoughts: Don’t Move In Without Your Snagging List

A snagging list does not mean your new home is poorly built. It simply shows that construction is a human process, and even the best builds have areas that need attention. Developers who handle snagging professionally often have the best reputations.

The key is to approach snagging systematically and in writing. Use the room-by-room checklist, photograph every defect, submit your snag list formally, and follow up until all major issues are fixed.

Your new home is a big financial investment. A thorough snagging list protects that investment from day one.