Compare new build snagging surveys

A snagging survey is a professional inspection of a newly built property designed to identify defects, commonly known as snags, before or shortly after you move in. The surveyor examines every accessible part of the property, checking for cosmetic issues such as poor paintwork or uneven plastering as well as functional problems with plumbing, electrics, doors and windows.

Unlike a Level 2 HomeBuyer Report or Level 3 Building Survey, which are used primarily when purchasing older properties, a snagging survey focuses specifically on whether the developer has built the property to an acceptable standard and in line with Building Regulations. Older homes have wear and tear that a Level 2 or Level 3 survey evaluates for risk. A new build should, in theory, have none of these issues. The snagging survey exists to verify that assumption.

Most new build buyers commission a snagging survey independently of the developer. The result is a detailed written report listing every defect found, with photographs and locations, which you then submit to the developer for remediation. Getting this done early, ideally before legal completion, gives you the strongest position to have issues resolved before you pick up the keys. If you are comparing different survey types across new and older properties, you can compare all new build survey types in our main surveys guide.

These three terms are often used interchangeably, but they refer to different things. Understanding the distinction helps you decide what level of scrutiny your new build needs.

A snagging survey is carried out by an independent professional, either a specialist snagging inspector or a chartered surveyor with new build experience. The inspector visits the property, systematically checks every room, external area and communal space (for flats), and produces a formal written report. This report typically includes photographs, a description of each defect, its location and a severity grading. It is the most thorough option and provides the strongest evidence if you need to escalate issues with your developer.

A snag list is a DIY checklist compiled by the buyer during a walk-through of the property. It might include notes like "scratch on kitchen worktop" or "bathroom door sticks." While useful for obvious cosmetic issues, a DIY snag list often misses problems that a trained inspector would spot, such as incorrect fall on drainage, inadequate fire stopping or improperly fitted cavity trays.

A snagging inspection refers to the developer's own pre-handover quality check, carried out by the site manager before the property is offered for completion. Developers have a commercial interest in minimising reported defects, so this inspection should not be treated as a substitute for your own independent survey. The table below summarises the key differences.

Timing matters. The point at which you commission your snagging survey affects what defects can be caught and how much leverage you have with the developer to get them fixed.

A pre-completion inspection is the ideal option. This takes place after exchange of contracts but before legal completion, during the period when the developer gives you access to the property for a final check. Because you have not yet legally completed, the developer has a stronger incentive to resolve issues quickly, knowing that serious defects could delay the sale. Your conveyancer can use the snagging report to negotiate remedial work as a condition of completion, or to agree a retention: a sum held back from the purchase price until works are finished. For more on how exchange and completion work, see our guide to the conveyancing exchange and completion process.

A post-completion survey is the next best option. If you could not arrange a pre-completion inspection, or if your developer did not allow access before completion (some do not), booking a snagging survey within the first few weeks of moving in is still highly effective. Defects identified during this period fall squarely within the builder's warranty obligations.

A pre-warranty expiry survey is worth considering if you are approaching the end of the 2-year builder warranty period. During years 1 and 2, your developer is responsible for fixing most defects reported under the NHBC Buildmark warranty or an equivalent scheme such as Premier Guarantee, LABC Warranty or Checkmate Insurance. After year 2, warranty coverage narrows to structural defects only, so arranging a final snagging survey before this deadline ensures you catch everything the builder should still be responsible for fixing.

Snagging survey costs depend on the size and type of property, the location and whether the inspection takes place before or after completion. Pre-completion inspections can be slightly cheaper because the property is usually empty, which makes the survey faster and easier for the inspector to work through. Post-completion surveys may take longer if the property is furnished and occupied, as furniture can restrict access to skirting boards, radiators and other areas that need checking.

The cost also varies by region. Surveyors in London and the South East tend to charge at the higher end of the ranges shown below, while providers in the Midlands, North of England, Wales and Scotland are often more competitive. Some companies offer fixed fees regardless of location, while others adjust their pricing based on travel distance from their nearest inspector.

The table below shows typical price ranges based on current industry rates as of early 2026. All figures are indicative and may vary depending on the provider and your specific circumstances.

These prices cover the inspection visit and a written report with photographs. Most snagging companies deliver the report within 24 to 48 hours of the inspection. Some providers charge extra for a re-inspection visit to verify that the developer has completed remedial work. A re-inspection typically costs between £100 and £200.

To put these figures in context, a snagging survey on a typical 3-bed new build house costs roughly £350 to £400. On a property costing £350,000, that represents around 0.1% of the purchase price. Given that snagging reports commonly identify between 50 and 100 defects on a standard new build, and sometimes significantly more, the cost of the survey is small relative to the value of the remedial work it triggers.

If you are purchasing a larger or more complex new build, for example a detached house with a garage, landscaped garden and multiple bathrooms, expect the survey to take longer and the fee to reflect that additional time. Properties with communal areas, such as new build flats, may also attract additional charges if inspecting shared spaces is included in the survey scope. For a broader comparison of what different survey types cost across new and existing properties, see our guide to survey costs compared.

A snagging surveyor works through the property methodically, checking every room, surface and fitting against the developer's specification and Building Regulations. The inspection covers both cosmetic defects and functional issues that could cause problems if left unresolved.

External checks

The surveyor examines brickwork and pointing, the roofline and ridge tiles, guttering and downpipes, drainage and manholes, driveways, paths and any fencing or boundary treatments. Common findings include cracked or misaligned bricks, poorly finished mortar joints, blocked gutters and drainage that has not been properly connected or tested.

Internal checks

Inside the property, the focus is on plastering and paintwork quality, door and window alignment (including whether seals and locks operate correctly), flooring condition, skirting boards and architrave fitting, and the quality of finishes throughout. Common snags include uneven plaster, paint runs or missed areas, doors that do not close properly and visible gaps between skirting boards and walls or floors.

Services checks

The surveyor tests electrics (correct socket placement, switch operation, consumer unit labelling), plumbing (water pressure, drainage flow, boiler operation and hot water delivery) and heating systems (radiator bleed, thermostat controls, programmer settings). Poorly installed services can be expensive to remedy and may pose safety risks, making this one of the most important parts of the inspection.

Finishing and fit-out checks

The final part of the inspection covers kitchen units and worktops, bathroom tiling and silicone sealing, fitted wardrobes, ironmongery quality and any fixtures or fittings specified in the purchase agreement. The surveyor checks that everything listed in the developer's specification has been installed, is functional and meets a reasonable standard of finish.

The snagging process follows a clear sequence from booking the surveyor through to getting defects resolved. Here is how it typically works.

1. Book your surveyor. Ideally, arrange the inspection before legal completion so you have maximum leverage with the developer. If that is not possible, book within the first two weeks of moving in. Look for a snagging company or chartered surveyor with specific new build experience. For help choosing a qualified professional, see our guide to finding a RICS-registered surveyor.

2. The inspection takes place. The surveyor attends the property and works through every room, external area and accessible service point. A typical inspection takes 2 to 5 hours depending on the size of the property. Larger detached houses and properties with garages, gardens or multiple floors take longer.

3. The report is delivered. Most snagging companies deliver the written report within 24 to 48 hours. It includes a numbered list of defects, each with a photograph, location description and severity grading. Some providers also categorise defects by trade (plumbing, plastering, electrics) to make it easier for the developer to assign remedial work to the right contractors.

4. Submit the report to your developer. Send the full report to the site manager or customer care team by email so you have a written record with dates. Most developers have a formal process for receiving and responding to snagging reports.

5. The developer carries out remedial work. Under NHBC Buildmark and equivalent warranty schemes, the builder has a reasonable period to fix reported defects. For cosmetic issues, developers typically allow 28 days. For functional or structural defects, the timeline may be longer, but work should begin promptly.

6. Re-inspection if needed. Once the developer confirms that remedial work is complete, you may want a follow-up inspection to verify the quality of the fixes. This usually costs £100 to £200 and is worth considering if the original report identified a large number of defects or any issues with services or structure.

The buyer commissions and pays for the snagging survey. It is not a cost that the developer covers, and it is not included in the purchase price. You choose your own surveyor independently, which is important because it ensures the report is objective and not influenced by the developer's interests.

Once you receive the snagging report, submit it to your developer's customer care team or site manager in writing. Email is the best channel because it creates a clear record with dates. Include the full report as an attachment and keep a copy for your own records.

NHBC Buildmark warranty and reporting deadlines

Most new builds in England and Wales are covered by the NHBC Buildmark warranty, though other schemes such as Premier Guarantee, LABC Warranty and Checkmate Insurance also exist. Under NHBC Buildmark, the warranty is structured in two phases. During years 1 and 2, the builder is directly responsible for fixing defects that breach NHBC technical standards or Building Regulations. This covers everything from cosmetic issues like poor paintwork to functional problems with plumbing, electrics and heating. From year 3 to year 10, the NHBC itself provides cover, but only for structural defects that meet a higher threshold, such as subsidence, roof structure failure or chimney collapse.

The critical point is that you should report all defects to your developer within the first 2 years. After year 2, the builder's direct obligation ends, and only major structural problems remain covered by the warranty provider. Documenting defects early, and keeping evidence of all correspondence with dates and responses, gives you the strongest position if any disputes arise later.

If you need help finding a qualified inspector for your snagging survey, our guide to finding a RICS-registered surveyor explains what to look for when choosing a professional.

A snagging survey serves a different purpose from a mortgage valuation, and understanding how the two relate to each other can save you time and stress during your new build purchase.

Your mortgage lender will instruct a valuation survey before approving the loan. This is a brief assessment designed to confirm the property's market value and that it is suitable security for the mortgage. It is not a detailed inspection, and it will not identify snagging defects. The lender's valuation protects the lender, not you.

A snagging survey protects your interests as the buyer. It identifies defects that the mortgage valuer would not check for, such as poor plastering, incorrectly fitted windows, drainage problems or unfinished external works.

Coordinating timing with your conveyancer

If you opt for a pre-completion snagging inspection, coordinate the timing with your conveyancer. The inspection needs to happen after the developer grants access (usually a few days before the scheduled completion date) and before your conveyancer completes the purchase. If the snagging report reveals serious defects, particularly structural issues or service failures, your conveyancer can raise these with the developer's solicitor and potentially negotiate a retention or delayed completion until remedial work is done. For the full picture on how new build purchases work from a legal perspective, see our guide to the new build conveyancing process.

In rare cases, severe defects may also concern your mortgage lender. If the valuer noted any conditions or retentions (for example, landscaping or access roads not yet completed), these must be satisfied before the lender releases the final portion of the mortgage advance. Your conveyancer will manage this process, but being aware of it helps you understand why completion dates can sometimes shift on new builds.

Snagging surveys in Scotland

If you are buying a new build in Scotland, the process differs slightly. Scotland uses a combined Home Report system for property sales, though new builds are often exempt from the Home Report requirement. You should still commission a snagging survey independently. For more on how surveys work north of the border, see our guide to Scotland's Home Report system.

For a broader view of the conveyancing timeline on new build purchases, our guide to conveyancing exchange and completion covers each step in detail.

You can walk through your new build with a checklist and note obvious defects yourself. Many buyers do this, and it is certainly better than doing nothing. However, a DIY approach has significant limitations compared to hiring a professional snagging inspector.

A trained snagging surveyor knows Building Regulations, NHBC technical standards and the construction methods used by major housebuilders. They can spot issues that most buyers would miss entirely, such as inadequate fire stopping between units, incorrect fall on drainage pipes, missing cavity trays, poorly installed loft insulation or electrical work that does not meet current Part P standards. These are not cosmetic problems. They are functional defects that can affect the safety, energy efficiency and long-term condition of the property.

A professional report also carries more weight with developers. A numbered, photographed and graded defects list from a qualified inspector is harder for a site manager to dismiss than a handwritten list. If disputes escalate, a professional report provides the evidence you need to pursue a formal complaint through the warranty provider's resolution service.

For most buyers, the £300 to £500 cost of a professional snagging survey is a small price relative to the value of the property and the potential cost of unresolved defects. If budget is tight, consider doing your own walk-through first and then hiring a professional to carry out a formal inspection focused on areas you could not assess yourself, such as services, drainage and roofline.