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Buying a newly built home is safest when you treat it as three linked jobs: make the contract precise before exchange, verify the warranty and consumer-code protection, and inspect the finished property for defects before and after handover. A reservation normally holds a plot for a limited period; it is not the binding purchase. Exchange of contracts is the point at which you usually become legally committed, so instruct an independent conveyancer before paying a substantial deposit or agreeing to exchange.
This checklist is focused on England and Wales. Scotland and Northern Ireland use different conveyancing systems and should be handled with jurisdiction-specific legal advice.
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What to check first
Before reserving or exchanging, obtain the complete reservation agreement, contract pack, plans, specification, warranty information and details of all ongoing charges. Ask your own conveyancer to review them; you are not obliged to use an adviser recommended by the developer. Do not rely on a show home, brochure or sales conversation where the written contract says something different.
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- Obtain the latest plans, specification, finishes schedule and list of included fixtures and appliances.
- Ask for estate-management, service-charge, lease, rentcharge and communal-facility terms, including how charges can change.
- Record every incentive, contribution or upgrade in writing and check whether it affects the price, mortgage valuation or lender conditions.
- Check the reservation-fee amount, reservation period and every condition under which the fee is refundable or forfeited.
- Establish the proposed exchange deadline, estimated completion wording, notice-to-complete process and long-stop date.
- Check that your mortgage offer remains valid through the expected completion window and ask what happens if the date moves.
Exchange only after searches, title, planning permissions, building-control information and warranty documents are satisfactory. If a document is missing, ask your conveyancer what legal or financial risk remains rather than assuming it will arrive later.
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Reservation, exchange and the contract
A reservation is not the purchase contract
A reservation usually gives you a short period to progress the legal work while the developer holds the plot. It may require a fee and may specify circumstances in which that fee is returned. Read the cancellation wording carefully: a missed exchange deadline, an unsuccessful mortgage application or a decision to withdraw can have different consequences. A reservation does not normally give you the same rights as an exchanged contract.
Exchange creates the main legal commitment
At exchange, the signed contract becomes binding. GOV.UK guidance says the contract should deal with the price, boundaries, fixtures, restrictions, planning, services and completion. Your conveyancer should reconcile those terms with the drawings and specification so that the home you think you are buying is the home described legally.
| Contract point | What to verify | Why it matters |
|---|---|---|
| Property and boundaries | Plot plan, title plan, parking, bin store, garden, access routes and any shared areas | A sales plan may not define ownership or maintenance responsibility. |
| Specification | Materials, appliances, sanitaryware, windows, doors, heating, ventilation and energy features | Developers may reserve a right to make substitutions; the contract should state limits and remedies. |
| Planning and building control | Permission, conditions, completion certification and approved plans | Unresolved conditions or missing certificates can affect use, lending and resale. |
| Services | Water, electricity, gas, telecommunications, drainage and who owns or maintains infrastructure | Some estates use private systems or management companies with ongoing charges. |
| Restrictions | Covenants, estate rules, alterations, parking, letting, pets and working from home | A restriction can limit how you use or improve the property. |
| Charges | Service charges, estate-facility costs, rentcharges, management fees and review provisions | These costs continue after completion and may not be included in the advertised price. |
| Completion mechanism | Estimated date, notice period, notice-to-complete provisions and consequences of delay | You need to know when funds, removals and mortgage arrangements must be ready. |
Changes to the show home or specification
Ask the developer to identify what is illustrative in the show home and brochure. Finishes, planting, fitted furniture, lighting and appliances can differ between a display property and your plot. If a specified item becomes unavailable, establish the permitted alternative, quality standard and any right to object or claim compensation. Keep dated copies of the brochure, specification and plan that informed your decision.
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Completion dates and the long-stop protection
New homes are often sold with an estimated completion date because construction, utilities and certification can move. The contract should also contain a long-stop date. GOV.UK explains that a long-stop can allow withdrawal when completion is seriously delayed, but the precise wording controls when and how that right can be used.
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Questions for your conveyancer
- Is the long-stop a fixed calendar date or linked to another event?
- Can the developer extend it, and must you consent?
- What notice must be served before either side can terminate?
- Will your deposit be returned if the long-stop is reached?
- What happens to upgrades, incentives and other payments?
- Does a delayed date require a new mortgage offer, valuation or affordability check?
Do not book non-refundable removals or give notice on an existing home solely on an estimated date. Keep your lender, conveyancer and insurer informed if the developer issues a revised programme. A notice-to-complete clause can impose a short period in which you must be ready to complete once notice is served, so understand the practical deadline before exchange.
Warranty cover: what it usually does and does not do
Most new-build homes have a 10-year warranty for major structural problems and a 2-year warranty for general defects, according to GOV.UK guidance. Those periods are a useful starting point, not a promise that every defect is covered for exactly that long. The specific policy controls definitions, exclusions, claim thresholds, notification rules, maintenance duties and the procedure for resolving disputes.
Record the policy details
- Warranty provider and policy number.
- Commencement date and the date each period ends.
- Length of the developer’s defects period and length of structural insurance.
- Definitions of structural damage, defects, major damage and qualifying claims.
- Exclusions for wear, condensation, homeowner alterations, poor maintenance, appliances, landscaping or detached features.
- Excesses, minimum claim values or claim thresholds.
- Notification method, evidence required and response times.
- Any obligation to carry out ventilation, heating, sealant or other routine maintenance.
Check whether the policy covers the house, garage, outbuildings, retaining structures, drive, paths and attached land. GOV.UK warns that standard periods may not cover the whole property or land. If an element is excluded, ask who is responsible and whether another insurance or contract provision applies.
Documents to receive
Before moving in, obtain the policy booklet and insurance certificate (or equivalent documents from the provider), not just a sales summary. Keep them with the contract and completion papers. If the warranty documents are still absent four weeks after occupation, chase the conveyancer and developer in writing and retain the correspondence.
Which consumer code applies?
New-home schemes use consumer codes that set standards for sales information, contract fairness, complaints and dispute resolution. Ask the developer which code covers your plot and obtain the current edition and scheme rules. The Consumer Code for Home Builders states that homes reserved from 1 January 2024 are covered by its Fifth Edition where that scheme applies.
How to check the code before exchange
- Identify the warranty provider and the code attached to that provider or developer.
- Confirm that your plot, reservation date and property type fall within the scheme’s geographic and eligibility rules.
- Read the code provisions on reservation information, changes, cancellations, completion delays and complaints.
- Ask for the builder’s internal complaints procedure, named contact and escalation stages.
- Save the code edition, reservation paperwork and all communications in one file.
Code protection is not a substitute for your contract or warranty. It may provide an independent dispute route for certain complaints, but it cannot necessarily award every remedy available through the courts or change an agreed completion mechanism. Follow the builder’s complaints process first; NHBC states that code complaints should initially go through that process before escalation.
Plan the snagging inspection
Snagging means identifying defects, incomplete work and items that do not match the contract or approved specification. Arrange access for a pre-completion inspection in writing. If the developer cannot provide access, inspect immediately at handover and continue recording issues throughout the defects period.
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| Approach | Advantages | Limitations |
|---|---|---|
| Professional snagging survey | Independent report, systematic room-by-room coverage, specialist experience and clearer photographic evidence | Costs more, depends on access and the inspector’s competence; it does not replace a structural engineer or electrical inspection where those are needed. |
| Self-inspection | Immediate, repeatable and inexpensive; you can test the home at different stages and keep direct control of the records. | Easy to miss concealed, technical or safety-related defects; a screening checklist is not a professional diagnosis. |
There is no representative national statistic for an average snag count or snagging cost, so treat commercial estimates as non-universal. Choose a professional inspector who explains qualifications, scope, sample report and any exclusions. For serious movement, water ingress, electrical danger or suspected non-compliance, obtain the appropriate qualified specialist rather than relying on a snagging list.
Access and equipment
Useful screening tools include a spirit level (or a marble), tape measure, torch, camera or phone, notepad and socket tester. A socket tester can identify obvious wiring or polarity issues, but it is not a substitute for testing by a qualified electrician. A spirit level can reveal visible slopes; it cannot establish structural movement or floor tolerances. Use tools carefully and do not interfere with sealed equipment, consumer units or safety systems.
Room-by-room snagging checklist
External walls, roofline and grounds
- Look for cracked or poorly finished brickwork, render, pointing, sealant, vents and airbricks.
- Check roof tiles, gutters, downpipes, fascias, soffits and flashing from safe ground-level positions.
- Confirm paths, driveways, steps, ramps, fences, gates, turf, planting and drainage match the agreed plan.
- Check that external doors, locks, thresholds and weather seals operate smoothly.
- Record standing water, damaged surfaces, unfinished boundaries or unsafe level changes after rain when possible.
Windows, doors and joinery
- Open, close and lock every window and door; check restrictors, handles, hinges and seals.
- Inspect glass for scratches, chips, misting or damage and compare sizes and opening types with the specification.
- Check skirting, architraves, stair parts, cupboards and fitted furniture for gaps, movement, poor joints and unfinished paint.
- Measure obvious clearance problems where doors clash with furniture, radiators or sanitaryware.
Floors, walls and ceilings
- Use a spirit level or marble to screen for visible slopes; note the location and extent rather than declaring a structural defect.
- Look for cracks, dents, uneven finishes, hollow tiles, loose flooring, staining and incomplete decoration.
- Check junctions at walls, ceilings, stairs, skirting and service penetrations for gaps or missing sealant.
Kitchen and bathrooms
- Run every tap, shower and toilet; check pressure, hot-water delivery, drainage and leaks beneath sinks.
- Operate extractor fans, ventilation controls, shower screens, bath panels, doors, drawers and appliance controls.
- Inspect worktops, splashbacks, sealant, grout, tile alignment, cabinet fixing and appliance models against the specification.
- Check that isolation valves and stopcocks are accessible and labelled where expected.
Heating, ventilation and insulation signs
- Turn heating controls on and off, check each radiator or heat emitter and verify thermostats respond.
- Run extract fans and note unusual noise, weak airflow, condensation or visible mould.
- Check loft hatches, accessible insulation, pipework and ventilation openings without disturbing installed materials.
- Record cold spots, drafts or water marks and ask the developer for the technical explanation and remedy.
Electrical, alarms and meters
- Test lights, switches and accessible sockets with an appropriate tester; do not dismantle fittings.
- Check smoke, heat and carbon-monoxide alarms show the expected status and that manuals are supplied.
- Record electricity, gas and water meter readings with the date and photograph the meters.
- Confirm consumer-unit labels, external sockets, doorbells and data points match the agreed specification.
How to record and report defects
- Give each issue a reference number and precise location, such as “bedroom two, left window, lower frame.”
- Take a wide photograph showing the room and a close-up showing the defect; include a ruler or other scale where useful.
- Record the inspection date, whether the issue affects safety or use, and the remedy you are requesting.
- Compare the issue with the contract, plan, specification, building-control document or manufacturer instruction.
- Send the dated list to the developer through the agreed channel and keep proof of delivery.
- Agree target dates, access arrangements and who will confirm completion of each remedy.
- Reinspect repairs, add a new dated photograph and keep unresolved items on a live schedule.
Do not assume that a minor snag gives you a right to refuse completion. The contract may require completion despite non-material defects, while serious defects can have different consequences. Ask your conveyancer before withholding money, refusing to complete or signing a document that says all work is satisfactory.
Escalating unresolved problems
Start with the builder
Use the developer’s complaints procedure, not only informal conversations with site staff. State the plot, policy number if relevant, defect references, dates reported, evidence and the outcome you seek. Request a written response and keep a timetable of missed appointments or incomplete repairs.
Use the warranty and code routes
If the builder does not resolve a qualifying defect, follow the warranty provider’s notification and claim process. For a code complaint, complete the builder’s internal process first and then use the independent dispute route permitted by the applicable scheme. Check deadlines, evidence requirements and whether the route covers the particular issue. A warranty claim, code complaint and legal claim can have different scopes and time limits; obtain advice before allowing a deadline to expire.
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Handover documents and records
Create a handover folder, both digitally and on paper, containing:
- Signed contract, plans, specification, incentives and variation agreements.
- Warranty policy, insurance certificate, provider contacts and policy number.
- Completion certificate, building-control documents, planning-condition evidence and relevant guarantees.
- Manuals, appliance registrations, heating and ventilation instructions, alarm information and maintenance schedules.
- Meter readings, utility account details, keys, remotes, access fobs and communal-area instructions.
- Dated snagging list, photographs, delivery receipts, complaints and repair confirmations.
- Details of management-company or estate-facility contacts and current charge information.
Ask who holds responsibility for roads, lighting, landscaping, drainage and communal buildings while the estate is unfinished. Keep records when responsibility transfers, because a defect in shared infrastructure may not be the same as a defect inside your home.
Final decision before exchange
Exchange only when your conveyancer has confirmed that the title, searches, planning and building-control position, specification, charges, warranty, consumer code, completion mechanism and long-stop wording are acceptable. You should know the mortgage-offer expiry date, the procedure if completion is delayed and the remedy for material specification changes. After completion, inspect methodically, report defects in writing and preserve evidence until every item is resolved or formally escalated.
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