A snagging list survey is an independent inspection of a new-build or recently refurbished home to find defects, unfinished work and poor workmanship. A Sterlingworth snag list surveyor records each visible issue clearly, with photographs, so you can raise it with the developer or contractor and ask for it to be put right.
Sterlingworth Surveyors is a RICS-regulated firm (Firm Registration Number 850747) based in Chessington. We inspect before completion, at handover or after you have moved in, and we can come back to check that the snags have been dealt with.
A snagging survey, also called a snagging inspection, is a close, room-by-room inspection of a newly finished home. It looks for “snags”: things that are damaged, incomplete, badly finished or not working as they should. The result is a snag list, a schedule of every issue found that you can hand to the developer.
It is a visual, non-invasive inspection of everything that is safe and reasonably accessible on the day.
You do not have to have one, but it is worth it. A brand-new home can still have defects, and many are easy to miss when you are excited about moving in. An independent snag list gives the developer a clear, itemised record to work from, and it is far easier to get issues looked at when they are reported early and in writing.
Ideally before legal completion, once the home is finished and the developer will let you in. If that is not possible, book it as soon as you can after handover, and in any case well before the builder’s defects period under your new-home warranty comes to an end.
| When | Why it helps | What to bear in mind |
|---|---|---|
| Before completion | Snags can be raised before you move in | Access must be arranged with the developer |
| At or just after handover | The home is empty, so everything is easy to see | Report snags promptly and in writing |
| After moving in | Some issues only show once the home is lived in | Furniture can hide parts of walls and floors |
| Before the builder's defects period ends | Under some warranties, such as NHBC Buildmark, the builder must put right defects during an initial period | Check your warranty; cover is usually narrower afterwards |
New homes often come with a new-home warranty, for example from NHBC. Terms differ between policies, so check your documents for how and when to report defects.
Developers registered with the New Homes Quality Board must follow the New Homes Quality Code, which sets out how they should treat buyers before and after completion, including offering a pre-completion inspection and handling snags and complaints. Ask your developer whether it is registered.
The inspection covers all areas that are safe and reasonably accessible at the time of the visit.
Walls, ceilings and floors; plaster and paint finishes; internal doors, frames and ironmongery; skirting, architraves and other joinery; staircases, handrails and balustrades; windows, including how they open, close and lock.
Kitchen units, worktops and doors; sanitary ware, taps and showers; tiling, grouting and sealant; visible pipework, radiators, switches and sockets, checked for obvious damage and poor fitting.
External walls, brickwork, pointing and render; roof coverings, gutters and downpipes as seen from the ground; external doors and windows; balconies; paths, drives, patios, fencing and visible drainage covers.
Unfinished items, poor workmanship, damage from building work, and anything needing further investigation.
Snags commonly include:
So you know exactly what you are getting, a snagging survey does not include:
If we see something that needs a closer look, we will say so and recommend the right specialist.
After the inspection you receive a written snag list you can send straight to the developer or contractor.
Every snag listed separately, so each one can be tracked until it is resolved.
Each issue explained in plain English, saying where it is and what is wrong.
Photographs to show each snag, so there is no doubt about what is being reported.
Set out for use in handover discussions, in the developer’s customer care process and when the work is checked afterwards.
Send the snag list to the developer’s customer care team in writing, keep a copy, and ask them to confirm which items they will put right and when.
Our role is to identify and record the snags independently. Whether and how each item is put right is a matter between you and the developer, under the terms of your contract and warranty.
Yes. Once the developer says the work is done, we can reinspect the home against your original snag list, record which items have been put right and note anything still outstanding, so you have an up-to-date list to go back to the developer with.
They answer different questions. A snagging survey lists defects and unfinished work in a newly built or newly refurbished home, for the developer or contractor to put right. A RICS Level 2 survey assesses the overall condition of an existing home you are thinking of buying, to help you decide whether to go ahead. One does not replace the other.
| Snagging survey | RICS Level 2 survey | |
|---|---|---|
| Best for | New-build and newly refurbished homes | Conventional existing homes in reasonable condition |
| Main question | What has not been finished or built properly? | What condition is the property in, and what needs attention? |
| What it looks at | Finish, fittings and workmanship, item by item | The main parts of the building, services and grounds, with condition ratings |
| What you get | A snag list for the developer or contractor | A report to help you decide whether to buy |
| Standard | Independent inspection by a RICS-regulated firm | Carried out in accordance with the RICS Home Survey Standard |
If you are buying a home that is a few years old, or an older property, a snagging survey is not the right product. Choose a Level 2 survey, or a RICS Level 3 survey for older, altered or unusual buildings.
The fee depends on the property and the service you need, such as whether you want a reinspection as well. Tell us about the home and we will confirm a fixed fee before you instruct us.
A snagging survey starts from £400 for properties worth up to £300,000. All fees include VAT. See our house survey cost guide.
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Yes. Many buyers book one after they have moved in, especially if the developer did not allow an inspection beforehand. Book it as soon as you can and report the snags promptly in writing. Check your warranty documents too, as under some warranties the builder’s own responsibility for putting right defects applies only for an initial period.
Yes. Each snag is described in plain English and supported by photographs, so the developer or contractor can see exactly what is being reported and where. The photographs also give you a record of the condition of the home at the time of the inspection.
Not necessarily. What a developer has to put right depends on your contract, your new-home warranty and, where it applies, the New Homes Quality Code. A clear, independent snag list gives you a strong basis for asking, but we cannot guarantee that every item will be accepted or repaired.
Yes. A snagging survey works in the same way after a refurbishment or extension. It records unfinished work and poor finishes so you can raise them with your contractor, ideally before you make the final payment. It does not check whether the work complies with the Building Regulations.
Go back to the developer in writing with your snag list and ask for a timetable. We can reinspect to show what is still outstanding. If your developer is registered with the New Homes Quality Board and its complaints process does not resolve matters, you may be able to refer the complaint to the New Homes Ombudsman Service.
Whether you are about to complete or have already moved in, an independent snagging list survey gives you a clear record of what needs putting right. Tell us about the property and we will confirm the fee before you instruct us.
Buying an older home instead? See all our residential surveys to find the right one.
