There's a common misconception that new-build homes don't need surveying. After all, they're brand new — what could possibly be wrong with them? As a surveyor based in Chelmsford who has carried out snagging surveys on new-build properties across Essex, I can tell you: quite a lot.
The average professional snagging survey finds between 100 and 200 defects on a new-build home. Most are cosmetic — poorly finished plasterwork, scratched windows, misaligned skirting boards. But a significant proportion are functional defects that will cause real problems if they're not fixed before or shortly after completion.
What Is a Snagging Survey?
A snagging survey is an independent inspection of a new-build property, typically carried out before or shortly after legal completion. It identifies all defects — both cosmetic and structural — that the developer is required to rectify under your sale contract and NHBC warranty. The resulting snagging list is presented formally to the developer.
Why Do New Builds Have So Many Defects?
New-build homes are constructed quickly, often by subcontractors working under time pressure. Quality control varies considerably between developers and between individual plots. Common issues include:
- Cracked or uneven plasterwork
- Poorly fitting doors and windows
- Missing or incorrect insulation
- Defective drainage or plumbing
- Inadequate ventilation in bathrooms and kitchen
- Gaps in pointing or brickwork externally
- Sealant issues around baths, showers, and sinks
- Inadequate fire stopping between party walls and floors
That last point is worth emphasising. Fire safety defects — particularly inadequate fire stopping — are more common in new-build homes than many people realise, and they're exactly the kind of thing that's easy to miss on a walk-through but critical to safety.
When Should You Have a Snagging Survey?
Ideally, the snagging survey should take place before you complete and the developer moves on to the next development. In practice, developers often resist pre-completion inspections. If this is the case, commission the survey as soon as possible after moving in — within the first few weeks if you can.
Case Study: New Build in Chelmsford
A client purchased a new 4-bedroom detached home on a development just outside Chelmsford. They commissioned a snagging survey before completion. The survey found 143 items, including: missing cavity closers at a window opening (a thermal bridge and potential condensation issue); a misaligned loft hatch that couldn't be properly closed; incorrect-gauge copper pipe on one radiator circuit; and areas of external brickwork with inadequate joint pointing.
The developer rectified all items within six weeks of completion. Our client's upfront investment in the snagging survey paid for itself many times over.
A snagging survey typically takes 3–6 hours on site depending on the size of the property. The written snagging list is usually delivered within 3 working days. This gives you a clear, organised document to present to the developer.
Most reputable developers will address a properly prepared snagging list — it's in their interest to maintain their reputation. For persistent refusals, the NHBC warranty and your sale contract both provide recourse mechanisms. Keeping a formal, professionally prepared list is essential for any dispute resolution.