In this article, Property Solvers (the home buying company) discuss the meaning of “snagging”, provide a comprehensive (and interactive) snagging list and explore what snagging survey is.

Snagging Meaning

Snagging means checking over a property (or building) for physical problems, faults or necessary repairs and ensure everything functions in the right way.

If you are buying a new build home or renovating / converting an existing property, it’s important to understand the snagging process. Indeed, going through the snags often means you can “nip issues in the bud” whilst avoiding headaches and costs down the line.

Moreover – the developer, construction company or contractor can be held fully responsible and you will not have to spend any money yourself.

Even if you are hiring a builder to manage a new build or renovation on your behalf, you should still acquaint yourself with the correct approach to snagging.  This way, you will be able to spot any problems that arise.

Is Snagging Part of First or Second Fix?

Snagging comes after both the first fix (which includes all stages of the build-up to plastering) and the second fix (finishing touches including electrics, plumbing, carpeting, painting, tiling and more).

What is the Snagging Process?

As the completion of a project approaches, the builder or contractor selects a certain date to undertake an inspection of the property in question.

They do this to pinpoint cosmetic problems, defects, instances of poor workmanship and anything else to fix before they can complete the process of construction / development / refurbishment.  Snagging is also vital when it comes to adhering to building regulations.

What is Snagging?

Most firms of builders will have their own snagging survey to which they adhere – particularly if they specialise in a particular type of construction. Each material or technique will have its own set of potential issues.

However, if you have purchased a newly built property, it is definitely worth taking the time to check for defects yourself using a snaggling list like what we have put together below.

What is a Snagging List?

Simply put, a professional snagging list is a rundown of everything to check before a build, refurbishment or conversion is complete.

It is difficult to be comprehensive when providing an example snagging list, as there will be variations depending on the nature of the property, but we have provided a standard template below…

Snagging List

As part of this survey, the builder and/or client should check the quality, appearance, state of repair, safety and cleanliness of all of the below.

They should note all defects for an immediate fix (before the sale completes).

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Exterior ElementsExterior Elements (Snagging)

  • How are the brickwork and stonework in general?  Are there any signs of damage?

  • Has the pointing (mortar between the bricks) been done properly?

  • Is the painting completed to a good standard?

  • Are all guttering, soffits, fascias and downpipes installed securely (with no gaps)?

  • Has the dry verge end capping been fixed properly throughout?

  • Is the drainage functioning properly?

  • Are the driveway(s), pathway(s) and patio area(s) well laid, level with no signs of damage / looseness?

  • Are there airbricks in appropriate locations?

  • Is the roof straight with no signs of sagging or damaged tiling?

  • How is the flashing and external sealing?

  • Are all fences, gates and garden walls fitted properly and securely?

  • Are all inspection chamber /  drainage covers secure?

  • Is the landscaping well done with no evidence of weeds?

  • Have you checked the garage, sheds and any outbuildings for any potential issues?

Interior and Exterior WindowsInterior and Exterior Windows (Snagging)

  • Are the frames and window panes showing any early signs of damage such as scratches, cracks or denting?

  • Are the seals securely in place (i.e. no signs of damage)?

  • Do the windows adhere to fire safety regulations? They should ideally been installed by an approved member of FENSA.

  • Are there any signs of condensation between the outer and inner glass panes?

  • Do the latches work well and do the windows open / close properly?

  • Do the trickle vents open and close properly?

  • Are the external mastic seals professionally finished?

  • Are there any signs of cold air ingress around the window frames?

  • Have you checked that the window locks work properly (and that there are spare keys)?

  • Are windows installed at a low level safety checked (for child protection) with a BSI Kitemark sticker?

  • Do you have warranty documentation for all windows?

Walls and CeilingsWalls and Ceilings (Snagging)

  • Is the plastering smooth without bumps or dried out splatters?  Be sure that the plastering is clean around light switches, sockets, tiling and pipework.

  • Can you see any screws coming out of the wall from the plasterboarding (called “screw pops”)?

  • Are the walls straight? You can easily check this via a spirit level app on your smartphone.

  • Are there any noticeable cracks (particularly around doors and window lintels)?  Cracks that run along the brickwork (through the plaster could suggest signs of subsidence).

Doors and Doorframes (Interior + Exterior)Doors and Doorframes (Interior + Exterior) (Snagging)

  • Do all doors open and close properly?

  • Are the handles easy to lever up and down?

  • Have you checked that the post box flap is ok (i.e. nothing gets jammed)?

  • Are the external doors adequately draft proofed (no cold air ingress)?

  • Have you checked that the door locks work properly (and that there are spare keys)?

  • Are there any signs that the door may shake or whistle with the wind?

  • Do any of the hinges squeak?

  • Are the door frames secure and properly fitted?

  • Is the painting finished well on all the doors and are there any careless splashes?

  • Is there an even gap between the door and the frame?

  • Are any steps leading to the doors safe and secure?

  • Are there door stops to protect the walls or other delicate parts of the property?

  • Do you have warranty documentation for all the doors?

Floors, Skirting Boards and ArchitravesFloors, Skirting Boards and Architraves (Snagging)

  • Are the floors completely level throughout the property?

  • Are there any signs of cracks, gaps or unexpected bumps / tripping hazards?

  • Although not always possible, it’s worth checking the screeding for cracks and smoothness.

  • Have the skirting boards and architraves been fitted securely and properly? Make sure they are also level with the walls.

  • Are there any signs of drafts coming in from the edges (particularly with the walls facing external areas)?

  • Have the flooring and/or carpets been laid properly with adequate underlays?

StaircasesStaircases (Snagging)

  • Are the steps and treads level? Make sure there are no unnatural dips.

  • Does the staircase feel secure when going up and down?  It’s worth having a few small jumps on each step to make sure.

  • Are there any signs of creaking?

  • Are the spindles and handrails secure (i.e. not shaky / wobbly) and undamaged?

  • Is there sufficient tread nosing on each of the steps?

  • Have you checked that the spindles are evenly spaced? 100mm between each is the general recommendation.

  • Is the handrail set at 900mm from the base of each step?

  • Is there sufficient headroom?  In the UK, the average height for men is 1.7 metres / 5.58 feet and women is 1.6 metres / 5.25 feet.

PaintingPainting (Snagging)

  • Has the whole property been painted? This would include parts that are not immediately visible such as storage cupboards, behind appliances, distant corners, ceilings etc.

  • Have all areas been undercoated?  The paint should look substantially set with a clean finish.

  • Is the painting smooth without signs of blemishes, streaks, drippings or splatters?

  • Have the external parts of the property been decorated with appropriately weatherproof paint? Remember to check the window undersides and any exposed

  • Has the internal woodwork – such as the skirting boards, architraves, doors – been decorated with appropriate paint?

  • Has the bathroom been painted with appropriate material that prevents damage from steam and water?  Also ensure no paint has splattered on to the tiling and/or flooring.

PipeworkPipework (Snagging)

  • Are there any signs of leaks or pipes that look out of place?

  • Has the pipework been painted or boxed in?

  • Are the walls where pipes have been laid been smoothed over?  This is known as being “flush”

  • Have kitchen and bathroom units such as cabinetry been cut properly?

  • Are internal pipes connected securely to external ones?

  • How is the lagging on the heated-related pipework?

  • Have vent and soil pipes been properly and securely fitted?

KitchenKitchen (Snagging)

  • Are all the kitchen fittings and fittings working fitted / working properly?  It’s worth testing all the taps for flow and temperature, for example.

  • Does the wastewater flow out of the building properly?

  • Are the washing machine and dishwasher fitted securely and will not rattle heavily?

  • Is the water pressure good?

  • Is the extractor fan / vent installed properly?

  • Are there any signs of damage to any parts of the kitchen? Remember to take a close look at the worktops, tiling and units.

  • Are the base and wall cupboards hung well (and completely aligned)?

  • Are the base plinths under the base units secured properly (to ensure no cold air ingress)?

  • Do the doors of the base and wall cupboards open and close properly?

  • Particularly in smaller kitchens, is there enough space for appliances such as washing machine, fridge freezer, dishwasher etc.?

  • Are there sufficient electrical isolators located across the kitchen?

  • Do you have warranties for all the fitted appliances?

BathroomBathroom (Snagging)

  • Has the sanitary ware (toilet, wash basin, bath) been fitted well?

  • Are the water pressure and flow good? Ideally the shower will be thermostatic.

  • Does the toilet flush and refill quickly and efficiently?

  • Are the tiles straight and level?

  • Is the grouting clean with nothing missed / chipped?

  • Is the silicone well done?

  • Are any cabinets fitted well?

  • Have you checked the plumbing and pipework (ensuring that wastewater leaves the property easily)?

ElectricsElectrics (Snagging)

  • Do all electrical / TV / internet / phone sockets work properly?

  • Is there an electrical safety certificate? It should have been produced by an electrician registered with National Inspection Council for Electrical Installation Contracting (NICEIC) or National Association of Professional Inspectors and Testers (NAPIT)

  • Check that the electrician is “Part P” (building regulations) qualified?

  • Are all the sockets straight and level (“flush”) with the wall?

  • Are there any missing screw caps?

  • Have you checked the heights? Sockets, TV and internet points must be a minimum of 450mm from the floor. Light switches and doorbells should be a max height of 1200mm from the floor.

  • Has the fuse board (also known as the consumer unit) been fitted and housed properly?

  • Are smoke and carbon monoxide alarms fitted and in full working order

LightingLighting (Snagging)

  • Have you checked that all the light switches (including dimmers) work properly?

  • Has energy efficient lighting been used (in line with EPC requirements)?

  • Are all the switches straight and level (“flush”) with the wall?

  • Are the lights bright enough (without being too overbearing)?

  • Is all the lighting (including spotlights) part L compliant?

  • Is the lighting in wet areas safely installed?

  • Have you checked the cabinetry lighting (such as in the kitchen)?

Gas Central HeatingGas Central Heating (Snagging)

  • Has the Gas Central Heating (GCH) been installed by a Gas Safe registered engineer?

  • Is the boiler easily accessible?

  • Do you have the boiler warranty and instruction / user manual?

  • Do you have an up-to-date Gas Safety Certificate?

  • Are the pipes neatly arranged with the surrounding wall plastered and painted?

  • Do all the radiators have thermostatic radiator valves (TRVs) fitted?

  • Has the thermostat been set properly and easily accessible? Make sure the modern Nest or Hive thermostats are functional (there are plenty of YouTube guides).

  • Are the radiators secure to walls without any signs of damage or paint splatters?

  • Is any underfloor heating working properly?

General PlumbingGeneral Plumbing (Snagging)

  • Do you know where the stop cock is?

  • Are any pipes vibrating or making an unusual sound when the heating is on?

  • Are the pipes properly lagged where necessary?

  • Is the drainage all working well?

Appliances and EquipmentAppliances and Equipment (Snagging)

  • Have you tested all the appliances? Remember that they should all work at the same time.

  • Are all the appliances clean and unused?

  • Have all the manuals / instructions, warranties / guarantees, accessories and spare parts been left?

  • Do any of the appliances have any signs of damage or paint splatters?

  • Do all the appliances have switched fuse spur (with the correct fuse)?

What if I Find Something Wrong Once I have Bought My New Home?

You should ideally report all snags on site to the construction company before the purchase is complete.

However, there is a warranty covering every new build home that means that the developers must rectify any serious defects discovered within two years of you moving in.

Snagging Survey

If you have any reason to believe that there is a major snag that the original developers should have noticed and fixed, you may decide to pay for an independent inspection of your property.

A professional snagging company will then draw up a report.

We would generally recommend that the snagging surveyor is registered with the Royal Institute of Chartered Surveyors (RICS). You can then rest assured that all the checks are done to the highest standards (above and beyond the list above).

Snagging Survey

How Much Does a Snagging Survey Cost?

Much would depend on the size of the property and location, but we would imagine that the price would be similar to a Level 1 RICS survey – i.e. in the region of £400 to £900 plus VAT.

Why Might a Snagging Inspection be Important?

Should you decide to pay for a service of this kind, it may well be worth it – as a professional report (sometimes called a new build snagging survey) may help you to prove that it is the builder’s duty to correct certain things.

As long as you arrange for a professional snagging survey within two years of the property being built, you will be able to approach the developers with a list of things that appear to have been overlooked or poorly completed. Most will be happy to do the work.

Making a Claim

However, if you have reason to believe that your builder had knowledge of a snag and failed to correct them prior to the completion date, you could have a claim. This is especially the case if that builder refuses to do any remedial work.

Again, if an inspector from a snagging company has been able to find evidence that best practice had not been followed and that previous snagging inspections on the house had been inefficient – or that their findings had been ignored – this could provide you with the vital evidence you need.

In Conclusion

You should always feel confident enough to ask your builders whether you can go round with your own snagging checklist – or, indeed, to hire snagging surveyors – before you’ve moved into your new build house.

This may save them from having to return to undertake remedial work further down the line. It could also prevent any awkwardness or the need to make a claim if they later refuse to undertake any work you ask for.

Usually, however, builders are well-practiced in managing their own snagging – so you should look forward to the final stages of the construction of your house with a sense of positivity.