Arrange your snagging inspection when the home is substantially complete and before legal completion. Check every room, fitting, finish, service and external area; photograph and log each defect; send the schedule to the developer; and obtain written repair dates for anything left outstanding. You can use the NHQB checklist yourself or appoint an independent, suitably qualified inspector.
Why a pre-completion inspection matters
A snag is a defect, damaged finish or item of incomplete work. Finding it before legal completion gives the developer a clear opportunity to correct it while contractors, materials and access are still on site. The GOV.UK guide recommends a snagging survey once the property is built and before completion, with issues reported to the developer before you move in.
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Completion is the legal point at which you take ownership and pay the balance. A home can be ready for occupation while still containing defects, so do not treat a clean room or a working front door as proof that the build is finished. Your inspection should cover performance as well as appearance: a tap that runs, a window that locks, a heating control that responds and a drain that clears.
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A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11Inspection does not remove your later rights. The Consumer Code for Home Builders says buyers can continue identifying snags for up to two years after legal completion, and unresolved issues remain part of the developer’s after-sales service. Early reporting is still safer because evidence is fresh and responsibility is easier to establish.
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When to inspect and what the developer must provide
Book the inspection before legal completion
Arrange access after the home is substantially complete, with permanent fittings installed and utilities connected. The Consumer Code’s 2025 guidance says a pre-completion inspection should take place at least 14 days before completion where possible. That interval is a practical target, not a guarantee that every repair will be finished in time.
Under the New Homes Quality Board (NHQB) Code, the developer must give you an opportunity to inspect before completion. You may inspect personally using the standard NHQB Pre-Completion Inspection Checklist, or appoint a suitably qualified inspector. Ask for enough uninterrupted time to work through the house rather than accepting a brief sales-office walk-through.
Request a second visit if work is still in progress
If decorating, landscaping or commissioning is incomplete, record that fact and ask when those areas will be ready for inspection. A second visit is particularly useful after appliances are connected, heating is commissioned or external works are finished. Do not sign a clean handover record that says work is complete when it is visibly not.
Understand the repair target
NHQB guidance says warranty-standard issues should ideally be resolved before legal completion. Where that is not possible, the current Code sets a target of resolving valid issues within 30 days. The target does not turn every complaint into a 30-day remedy: the defect must be valid under the applicable warranty and the work may depend on specialist parts, weather or access. Get the proposed date and responsible contractor in writing.
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Prepare before you arrive
Take the right documents
- The signed specification, plan, options and schedule of extras.
- Any room-by-room finish schedule and appliance list.
- The NHQB Pre-Completion Inspection Checklist, if you are inspecting yourself.
- Plans showing boundaries, parking, gardens, drainage runs or storage where relevant.
- Questions about items that cannot be tested because a utility is not yet live.
Pack simple inspection equipment
- A phone or camera with enough storage, plus a charger or power bank.
- A notebook or digital form that gives each snag a unique number.
- A tape measure, pencil, small torch and spare batteries.
- A plug-in socket tester, if desired, as an aid to checking outlets. Official guidance does not require a particular brand or device; it does not replace a qualified electrical inspection.
- Clean footwear and clothing for entering unfinished external areas safely.
Do not dismantle fittings, remove covers, climb unsafe structures or interfere with gas, electrical or water installations. Report anything inaccessible or unsafe and ask the developer’s representative to arrange a competent test.
New-build snagging checklist by area
Electrical systems and controls
- Operate every light switch, dimmer, extractor control, thermostat and other wall control. Check that the intended fitting responds and that plates sit squarely.
- Test every socket that is accessible, including kitchen, utility, garage and external outlets. Check that faceplates are secure and undamaged.
- Run included appliances through a normal cycle or the manufacturer’s safe test programme. Check that the installed model matches the agreed specification and extras.
- Check smoke, heat and carbon-monoxide alarms are present where specified, powered and showing their normal status. Ask for the demonstration rather than removing batteries.
- Note missing fittings, exposed cables, loose accessories, flickering lights or controls that operate the wrong item.
A socket tester can indicate wiring faults, but it cannot certify the installation. Electrical defects that persist after simple testing should be referred to the developer and, where necessary, a qualified electrician.
Doors, windows, cupboards and storage
- Open, close and lock every external door, internal door, window, roof light, cupboard and drawer.
- Check that leaves are aligned, handles are secure, hinges are quiet, restrictors work and seals are continuous.
- Look for scratched glass, damaged frames, missing keys, stiff latches, gaps around seals and doors that swing open or shut by themselves.
- Confirm that wardrobes, loft hatches, utility cupboards and garage doors have the agreed shelves, rails, locks and access clearances.
- Check that fire doors close fully onto their seals and have the specified hinges, closers and gaps. Do not alter them yourself.
Walls, ceilings, floors and finishes
Inspect painted and plastered surfaces in natural daylight from at least two metres away. NHQB checklist guidance says not to shine a light directly at the surface, because a harsh beam exaggerates minor texture that would not normally be visible. Use ordinary viewing conditions, then record genuine defects such as:
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- Loose or poorly aligned skirting, architraves, thresholds, trims and stair components.
- Water staining, mould-like marks or damp-looking areas, especially below windows, around bathrooms and near service penetrations.
Photograph the whole wall or floor and then a close-up with a reference point, such as a ruler. That makes the location and scale clear without relying on memory.
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Water, heating and ventilation
- Turn on every tap and shower. Check hot-water delivery, pressure, temperature control, flow direction and drainage.
- Flush every toilet and inspect cisterns, pan connections, isolation valves and visible pipework for leaks.
- Run baths, basins and sinks long enough to confirm that wastes clear without backing up. Look inside cupboards while water is flowing.
- Operate the heating programmer, room thermostats and hot-water controls. Check that radiators warm evenly and that visible valves and pipework are undamaged.
- Run kitchen, utility and bathroom extractor fans. Confirm that they start, stop and respond to their controls; ask how any overrun or humidity setting works.
- Look for drips, corrosion, cracked sealant, unsupported pipes, damaged insulation and access panels that cannot be removed for maintenance.
If utilities are not live, list every untested item separately. “Unable to test” is more useful than an assumption that it works.
Kitchen and fitted appliances
- Compare cabinets, handles, worktops, splashbacks, sinks, taps and integrated appliances with the agreed specification.
- Open every door and drawer, checking alignment, soft-close action, hinges, shelves and clearances.
- Run the oven, hob, extractor, dishwasher, washing machine, tumble dryer, refrigerator and freezer where included and safe to test.
- Check seals, lights, controls, drainage connections, water feeds and ventilation gaps. Record model numbers for warranty registration.
- Inspect worktop joints, end panels, cut-outs, silicone lines and the area behind removable plinths for unfinished or water-sensitive work.
Joinery, brickwork and external finishes
- Inspect internal joinery, ironmongery, sealants, skirting, trims and staircase details for damage, gaps and incomplete decoration.
- From normal viewing distances, check brickwork for cracked or damaged units, inconsistent mortar, open joints and unfinished penetrations.
- Look at window sills, thresholds, vents, meter boxes and service entries for poor sealing or damage.
- Record missing caps, covers, handles, vents, protective coatings and touch-up work rather than accepting verbal promises.
Gardens, driveways and other outside areas
- Walk the full plot, checking gardens, turf, planting, soil levels, retaining edges, paths, patios and driveways against the plan and specification.
- Operate every gate, external door, garage door, lock and latch. Check that gates clear the ground and close securely.
- Test external lighting and inspect fittings, switches, sensors and cable entries.
- Check that drainage covers are secure and level, gullies are clear, rainwater goods discharge correctly and visible utility infrastructure is protected.
- Look for standing water, trip hazards, sharp edges, unstable fencing, damaged paving and unfinished boundary work.
Some external defects are weather-dependent. Note the condition on the inspection date and ask how the developer will verify levels, drainage or planting after rain and seasonal growth.
Record each snag so it can be closed
- Give every issue a number and a precise location, such as “Bedroom two, north wall, 300 mm above skirting.”
- Describe the observable defect rather than guessing its cause: “paint blister 40 mm wide” is stronger than “poor plaster.”
- Take a wide photograph showing the room and a close photograph showing the defect. Photograph serial numbers and meter readings when relevant.
- Classify the item as a safety concern, service failure, damage, finish defect or incomplete work. This helps the developer route it to the right trade.
- Send the schedule by a traceable method and ask the developer to confirm receipt. Keep every email, message, appointment note and revised list.
- At each return visit, mark the item open, repaired or rejected. Check the repair itself; do not delete the original photograph.
Ask for a written programme showing who will attend, the planned date and whether access is required. A verbal assurance that “it will be sorted” is not a completion record.
Self-inspection or an independent snagging inspector?
| Consideration | Inspecting yourself | Appointing a professional |
|---|---|---|
| Coverage | You can spend time on every room and revisit items personally. | An experienced inspector follows a structured method and may spot patterns you overlook. |
| Technical competence | Suitable for visible finishes and basic operation, provided you follow the NHQB checklist. | Useful for interpreting building details, services and defects beyond a visual check; competence varies, so verify it. |
| Warranty standards | You may identify a defect without knowing whether it meets the warranty threshold. | An inspector familiar with the applicable warranty can explain why an item should be corrected, while remaining within their competence. |
| Independence | You control the inspection and communication. | An independent report creates a separate written record; confirm the inspector is not connected to the developer. |
| Report quality | Your numbered photos and schedule can be highly effective if kept precise. | Ask what the report contains, how photographs are labelled and how revisions are handled. |
| Qualifications and insurance | No professional appointment is involved. | NHQB says a third-party inspector should belong to a recognised professional association, hold relevant professional-indemnity insurance and work within their competence. |
| Cost and timing | No inspection fee, but you need time and confidence to test services safely. | Fees and availability vary by property and location; book early enough to meet the pre-completion window and confirm what is included. |
A professional inspection does not transfer your responsibility to read the report or notify the developer. Whether you inspect alone or use an expert, send the defects to the developer and retain the evidence.
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What to collect at handover
NHQB says the developer should provide the final quality-assurance inspection outcome and a Schedule of Incomplete Work where applicable. Before accepting the handover pack, check that it also includes:
- A home demonstration covering heating, ventilation, alarms, appliances, isolation valves, meters and security systems.
- Guarantees and warranties for the home, appliances and installed systems.
- Warranty-cover documentation, including exclusions, notification routes and emergency contacts.
- The developer’s complaints procedure and after-sales contact details.
- Relevant building-control information and certificates where applicable.
- Instructions, keys, remotes, access fobs, meter details and maintenance information.
Photograph meter readings, the condition of key surfaces and the contents of the handover pack. If an item is incomplete, ensure it appears on the written schedule with an owner and target date.
If the developer does not fix a snag
Escalate in writing
Send a concise escalation listing the original reference, current condition, previous attendance and the remedy you require. Attach the relevant photographs and ask for a response by a stated date. Keep the tone factual and retain proof of delivery.
Use the complaints and warranty routes
If the developer’s response is inadequate, follow its formal complaints procedure and notify the warranty provider using the policy’s process. The GOV.UK guide says most new builds have a 10-year warranty for major structural problems and a two-year period for general defects, but the actual policy controls: exclusions, limits, notification deadlines and the division of responsibility differ.
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NHQB’s homeowner guidance describes the first two years of a usually 10-year warranty as the developer-covered period. That description is not a substitute for reading your certificate. Structural cover after the developer period is normally subject to the warranty provider’s definition of a major defect and its evidential requirements.
Separate urgent hazards from cosmetic work
Report leaks, loss of heating, exposed electrical parts, insecure doors, unsafe stairs, blocked drainage and other hazards immediately through the emergency contact supplied at handover. A paint blemish can follow the normal snagging route; a live safety risk should not wait for the next routine visit.
Keep the complete record
Maintain one folder containing the inspection schedule, photographs, correspondence, appointment dates, invoices for any independent report and the final sign-off. If a dispute reaches the warranty provider or a formal scheme, a dated sequence is more useful than a long unsorted email chain.
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Warranty periods and realistic expectations
| Period or target | What the published guidance says | Qualification |
|---|---|---|
| At least 14 days before completion | Consumer Code guidance recommends this timing for the pre-completion inspection where possible. | It is a recommended interval, not permission to refuse all access outside it. |
| Before completion | NHQB says valid warranty-standard issues should ideally be resolved before legal completion. | Items that cannot be completed may need a written Schedule of Incomplete Work. |
| Within 30 days | NHQB’s current Code gives this target where pre-completion repair is not possible. | The issue must be valid and practical constraints can affect the programme. |
| Two years | GOV.UK and NHQB commonly describe the first two years as the developer’s general-defect period. | Check your actual warranty for exclusions, evidence rules and deadlines. |
| Ten years | GOV.UK and NHQB describe this as the usual total period for major structural cover. | “Ten years” does not mean every defect is covered for ten years. |
The practical standard for signing off
Before completion, you should know which items are finished, which are recorded as incomplete and when each remaining item will be addressed. A thorough inspection is not an attempt to demand perfection invisible under normal viewing conditions; it is a controlled check that the home matches the agreed specification, operates safely and has no obvious unfinished or damaged work.
Walk the property methodically, test rather than assume, record rather than rely on memory, and keep the developer’s commitments in writing. That process gives you the strongest practical position whether every snag is repaired before completion or a smaller, documented list continues into after-sales service.
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