The world of property is full of jargon. Some of it important, some of it not so much, but one term those looking to buy a new build in Epsom may want to pay attention to is snagging.
Snagging is the term given to the process of identifying issues in a newly built property once it has been built. “Snags” can be identified via two types of inspection. The pre-completion inspection or the after completion snagging survey. We’ll dive into both of those a little later.
The issues classed as a snag can range from small problems such as a poor-quality paint job to something more severe and problematic like a structural issue.
In this blog we take a look at snagging, what it uncovers and how much it might cost you should you decide a snagging survey is necessary once you have the keys.
What are the types of snagging inspection?
As mentioned in our intro, there are two types of snagging inspection.
The pre-completion inspection, or PCI, takes place once the property is built and before you move in and take legal possession, and then the snagging survey is done once you have the keys and are moved in.
It’s not a legal requirement for any form of snagging inspection but it will certainly help you should any issues be discovered. If anything was to be found as a result of the survey, the build team have the responsibility to get it rectified for you.
When should you have a snagging survey completed?
The pre-completion inspection will take place before you move in and follow the guidelines of the New Homes Quality Board (NHQB) checklist. It is time specific though and can only be carried out within five days after the notice to complete has been served. However, should an agreement be reached between the developer and the customer, an inspection can take place earlier. The buyers must also be allowed to view the property. Developers can refuse a pre-completion inspection though. Should they have reason to believe your chosen inspector is not suitably qualified, they could refuse access.
Once you have moved in, you can book a new build snagging survey at any stage. This is where a specialist will check over the property and report any issues back to the building team. This should be completed within the first two years of moving in as certain snags could easily be classed as your fault if they aren’t reported early enough. Luckily, if your new build has its warranty with the NHBC, your builder is obligated to fix any defects and faults with the property that occur within the first two years.
What is classed as a snag?
A snag could be anything, major or minor, that appears unfinished, unsafe, fitted incorrectly or damaged. They could appear on the interior or exterior of the home and range from small quick fixes to large, time-consuming projects. These could include:
- Poor quality brickwork
- Faulty plumbing
- Exposed wiring
- Damaged or incorrectly installed fixtures and fittings
- Issues with the heating system
- Missed paintwork
- Faulty taps
The list of “snags” found by the inspector/surveyor will make up the snagging list, or punch list as it is sometimes referred to. This is then handed to the build team for them to rectify.
Can I compile a snag list myself?
You could, but it is unlikely you’ll find many of the issues a snagging inspector might uncover, and this could prove costly. Whilst your home is under warranty, the builder has an obligation to repair the snags, and if you were to miss an issue, and see it develop in the future, it could well be you footing the bill for repairs and not the builders.
A professional snagging surveyor will also have an in-depth knowledge of building regulations which can prove valuable for those more hidden issues.
How much does a snagging survey cost?
Prices may vary for a snagging survey, but the property size and level of depth you require the snagging survey to go into will play a part. Many surveyors offer a tiered approach to snagging with basic, intermediate and thorough surveys available. Typically, you could expect a fee of around £300-600, however for larger properties, going for a fully comprehensive survey, you could see figures of £800 or more.
How quickly will snagging survey issues be rectified?
Much depends on how severe the issues are. In many cases, they are cosmetic and can be fixed quite quickly. In some cases, they are more extreme and could see you have to wait some time for them to be completely fixed. This is primarily why it is advisable to have a pre-completion inspection. That way, any minor issues can be picked up on before you move in and be fixed before you take the keys.
Do I need a snagging survey?
It would be advisable. As mentioned above, you could compile a snag list yourself, but you run a risk of missing problems that will cost you money in the future. Why not get them assessed professionally and then fixed for free?
A survey published in 2024 showed that a huge 95% of new build buyers reported defects and snags with their homes since they got the keys. Perhaps more concerning is that of this number, more than a third reported more than 15 snags! These numbers alone are enough to indicate that value lies in getting a snagging survey booked.
Who can do a snagging survey?
You could do it yourself but that is not recommended. Surveyors will offer snagging as part of their services. Using the RICS website will help as then you’ll find a fully accredited surveyor who adheres to a particular code of conduct. Alternatively, you could look to use a snagging professional who is RPSA registered for a similar level of high standards.
How long will a snagging survey take?
The size of your home will play a part in how long it takes for your survey to be completed but you can expect it to take approximately 2-3 hours. Results can in many cases be back with you and your build team within 24 hours but different snagging surveyors work to different timeframes so you should ask before booking, especially if your move is time sensitive.
If you are looking to buy a new build in Epsom, a snagging survey will go some way to helping you have a new property that is in its best possible condition. We can help residents of Epsom find a new build to buy but also help with the sale of new build properties in Epsom should it be needed. Our years of experience combined with our friendly approach make for a truly personalised property experience. Contact our team today to see how we can help you buy or sell property across Surrey and Kent.