A snagging list records unfinished or defective work for follow-up. It is not a substitute for the legal review or the professional inspection appropriate to the home. Agree the inspection, outstanding issues and completion arrangements before relying on a moving date.
Make each snag easy to find and close
Location: Name the room, surface or fitting and attach a dated photograph where useful.
Issue: Describe the observed fault instead of simply writing poor finish.
Follow-up: Record the response, proposed action and reinspection result, keeping unresolved defects visible before relying on completion arrangements.
What a snag list for new builds means
A snag is a defect, incomplete item or finish that needs attention in a newly built home. Some snags are cosmetic, such as paint marks, uneven sealant or a scratched door, while others may affect safety, security, damp protection, heating or how the property operates. A new home should not be assumed to be perfect simply because it has been built recently; construction involves many separate trades and issues can be missed during the final inspection.
A snag list for new builds is normally prepared after the property is substantially complete but before closing, although the exact timing depends on the contract and the developer’s process. Buyers often inspect once the house is clean, services are connected and the main fixtures are installed. You may also identify further defects after moving in, because some problems only appear when the heating, plumbing, ventilation or appliances are being used. Keep records of both pre-completion snags and later defects rather than treating the first inspection as the only opportunity to report concerns.
Record every snag clearly by giving it a location, description and photograph. For example, “hairline crack above the rear bedroom window” is more useful than “crack upstairs”, particularly when several contractors are working on the development. A written schedule helps you and your solicitor distinguish between a minor finishing issue and a matter that may need technical assessment. It also creates a dated record of what was reported and when.
When and how to inspect a new build
Arrange the inspection during daylight if possible, because natural light makes it easier to see paint defects, scratches, uneven surfaces and condensation marks. Bring a phone or camera, a torch, a tape measure, a small spirit level and a notebook or digital checklist. Do not interfere with electrical fittings, plumbing connections, ventilation equipment or building materials; the purpose is to observe and record, not to carry out tests that could create damage or safety risks.
Work through the property in a consistent order, such as outside areas, entrance and hallway, living spaces, bedrooms, bathrooms, kitchen, attic and utility areas. Check that doors and windows open, close and lock properly, and look at the alignment of skirting boards, architraves, cupboards and internal doors. Note missing handles, damaged glass, loose sockets, incomplete paintwork, gaps around frames and any signs of water staining. Photograph each issue from a distance to show its location and then take a closer image of the defect.
Check the home’s core systems as well as its finishes. Look for heating controls, thermostats, radiators, hot water equipment, smoke and carbon monoxide alarms, extractor fans, lights and visible plumbing connections, but only operate items where the developer or site representative permits it. Ask for the manuals, warranties, commissioning information and instructions for any installed systems. If the property uses a heat pump, mechanical ventilation or another unfamiliar system, request a proper demonstration before you move in rather than relying on a brief explanation at handover.
It can be sensible to use an independent snagging inspector or building professional, particularly if you have limited construction experience or are buying a house with complex systems. An inspector may notice issues that an untrained eye misses, but their report does not replace your solicitor’s review of the contract or your own responsibility to report defects through the agreed process. Confirm what the inspection covers, whether the inspector is appropriately qualified and whether a follow-up inspection is included. The cost should be considered alongside other buying expenses rather than treated as a guarantee that every future problem will be found.
What to include on your snagging checklist
Start outside by checking the roofline, gutters, downpipes, brickwork, render, external doors, windows and visible vents. Look for blocked gutters, damaged bricks, gaps in sealant, cracks, loose paving, unfinished boundaries and standing water around paths or driveways. Check that gardens, patios, parking spaces, bin storage and external lighting match the plans or specification you were given. Shared areas and estate works may still be unfinished, so ask which items are the developer’s responsibility and when they are expected to be completed.
Pay particular attention to water and ventilation, because a small defect can become more serious if it allows water in or prevents moisture from leaving the building. Inside, inspect ceilings, corners, window reveals, bathroom joints and areas below sinks for damp marks, mould, damaged plaster or incomplete seals. Confirm that extractor fans operate where permitted and that trickle vents or other ventilation features have not been painted over or blocked. Do not seal, fill or repaint a suspected damp area yourself before it has been investigated and recorded.
In the kitchen and utility areas, check cupboard doors, drawers, worktops, splashbacks, appliances, sinks, taps and visible pipework. Make sure appliances listed in the specification are present and that their model details and warranties are supplied where relevant. In bathrooms, look at sanitaryware, taps, shower screens, silicone joints, tiling, flooring and the operation of doors and windows. Avoid aggressive tests, moving fitted appliances or removing panels, since those actions may cause damage or affect responsibility for a defect.
Also compare the finished property with the agreed plans, room schedule and specification. Check the number and position of sockets, light fittings, radiators, doors, wardrobes, appliances and other included items, while allowing for reasonable construction tolerances where the contract provides for them. Confirm that keys, fobs, alarm information, appliance manuals, meter details and waste arrangements are available at handover. If an item differs from what was agreed, raise it with the developer and ask your solicitor whether the difference has contractual significance.
Managing snags before closing and moving in
Send the completed list to the developer or site contact using the communication method set out in your contract or handover information. Grouping issues by room can make the list easier to action, but number each item so you can track it from report to completion. Ask for an expected response and keep copies of emails, photographs, inspection reports and any replies. Avoid relying only on informal conversations on site, as a written trail is more useful if a disagreement develops.
Your solicitor can explain how the contract deals with completion, defects, retention, warranties and obligations to finish estate works. Do not assume that you can delay closing, withhold money or demand a particular remedy without checking the contractual position. A snagging report may identify a defect, but the legal consequences depend on the sale contract, the evidence available and the nature of the issue. Serious concerns about structural safety, water ingress, fire protection or services should be raised promptly with your solicitor and, where appropriate, a suitably qualified technical professional.
Separate urgent defects from cosmetic snags when discussing priorities. A missing coat of paint may be inconvenient, while unsafe wiring, a security fault, significant water ingress or a non-functioning heating system may affect whether the home is ready for occupation. Ask for confirmation when repairs are complete and inspect the relevant areas again rather than marking items as resolved based on a verbal assurance. If a defect remains, update the schedule with the date, the person contacted and the action still required.
New-build homes commonly have a defects or aftercare process covering issues reported after handover, but the scope and duration are not identical in every development. Obtain the developer’s procedure, emergency contact details and information on any structural or home warranty arrangement. Keep invoices and reports for independent repairs, and do not authorise major remedial work without understanding whether doing so could affect a warranty or the developer’s opportunity to inspect the issue. If you cannot resolve a dispute, seek independent legal or technical guidance rather than assuming that a general online checklist settles the matter.
How snagging fits with your mortgage and costs
Snagging is only one part of the financial planning involved in buying a new home. Allow for legal fees, valuation and survey costs where applicable, moving expenses, insurance, utility connections, furnishings, management company charges and possible repairs after moving in. The developer’s advertised price may not include every item you will need, so ask for a written specification and clarify what is included. Keep a contingency in your budget without assuming that all unfinished work will be corrected immediately or at no cost to you.
Mortgage approval is based on affordability, documentation and the lender’s lending criteria, not simply on the fact that a property is new. The lender may require a valuation and may have conditions relating to the property, loan amount, insurance or completion documentation. If your mortgage offer has an expiry date, contact the lender or authorised mortgage adviser early if construction or closing is delayed. Never draw down funds until you understand the lender’s requirements and your solicitor confirms that the legal steps for completion are in order.
When comparing products, terms such as “Green mortgage rates explained” generally refer to mortgage pricing or eligibility linked to a home’s energy performance or other sustainability criteria. Check the actual conditions, including the required BER rating, how long any pricing applies, fees, fixed or variable terms and what happens when the period ends. A lower initial rate is not automatically the cheapest option once the total cost of credit and future repayment risk are considered. Buying a more energy-efficient home may reduce some running costs, but it does not remove the need to assess the mortgage’s full affordability.
Long-term financial planning can also involve pensions and investments, although these are separate from the snagging process. If you search for “Approved retirement fund explained”, make sure you use current Revenue or authorised professional guidance because eligibility, withdrawal rules, tax treatment and charges can depend on personal circumstances. Investments can fall as well as rise, capital is at risk and past performance is not a guide to the future. Do not use money needed for closing, emergency repairs or mortgage repayments for an investment simply because the property purchase has taken longer than expected.