Acton Surveyors regularly conduct new build snag list inspections across West London, and the findings are consistently eye-opening. In 2024, the average number of defects we found per new build property was 87. In some cases, we identified over 150. Yet many buyers move in without any independent inspection at all.
A new build development in West London undergoing pre-completion snag inspection.
What Is a Snag List?
A snag list (sometimes called a defect list or snagging survey) is a detailed record of all defects, unfinished work, and substandard finishes in a newly completed or recently built property. It is typically prepared by an independent surveyor and presented to the developer so that items can be rectified before or shortly after you move in.
Under the Consumer Code for Home Builders, developers are required to rectify defects notified within a reasonable timeframe. However, they are under no obligation to find those defects themselves — that's where an independent snag list inspector comes in.
Why Can't You Just Do It Yourself?
Many buyers do try to compile their own snag lists. The problem is that most defects are invisible to the untrained eye. Cosmetic issues like scuffed paintwork are easy to spot — but our surveyors also look for:
- Structural issues that are not immediately visible
- Poor insulation installation reducing energy performance
- Drainage defects that only become apparent during heavy rain
- Missing fire stopping between floors or around service penetrations
- Non-compliant staircases, balustrades, or window restrictors
- Electrical issues such as missing socket faceplates or circuit labelling errors
- Plumbing leaks behind fitted furniture
What Acton Surveyors Check During a Snag Inspection
External Inspection
- Brickwork, pointing, and render quality
- Window and door installation — seals, operation, handles
- Roof and guttering
- Pathways, driveways, and garden boundaries
- Drainage connections and manholes
- External lighting and power points
Internal — Room by Room
- Plasterwork and paintwork quality — hollows, cracks, poor finish
- Floor coverings — gaps, lifting, poor alignment
- Fitted kitchen and bathroom — alignment, seals, operation
- All doors and windows — operation, seals, ironmongery
- Skirting boards, architraves, and coving — fixings, mitres, gaps
- Ceiling finishes — cracks, bulges, poor junction with walls
Services
- Consumer unit labelling and operation
- Sockets, switches, and light fittings
- Boiler, heating system, and thermostat functionality
- Sanitary ware installation — leaks, seals, function
- Ventilation — MVHR or extract fans working correctly
Compliance Checks
- Smoke and carbon monoxide detector installation and operation
- Window restrictors on upper floors
- Balustrade heights and baluster spacing
- Staircase dimensions and handrail continuity
- EV charging point installation (now required in new builds)
Ideally, book your snag inspection before legal completion — in the period between your pre-completion inspection with the developer and your move-in date. If this isn't possible, book within the first two weeks after moving in. Do not wait until after you've decorated or installed floor coverings, as this can obscure defects.
How Much Does a Snag List Inspection Cost?
At Acton Surveyors, snag list inspections are priced based on the size of the property:
- 1–2 bed flat: From £350
- 3–4 bed house: From £500
- 5+ bed house: From £650
You receive a comprehensive written report with photographs of every defect found, formatted so you can submit it directly to your developer. The investment is typically recovered many times over in repairs the developer must carry out.
What Are Your Rights with a New Build Developer?
Most new builds come with a 10-year structural warranty (typically NHBC Buildmark or similar) and a 2-year period during which the developer is responsible for rectifying defects. This is known as the "developer's defects liability period." However:
- You must notify defects in writing within this period
- The developer may dispute whether items are genuine defects or normal wear and tear
- Having an independent professional snag list gives you significant leverage
Frequently Asked Questions — New Build Snag Lists
Will the developer let a surveyor access the property before completion?
Most developers will — particularly where the buyer makes the request professionally. Some may resist pre-completion access for third-party inspectors. In this case, the inspection can take place immediately after completion, ideally before you move in.
Is the developer legally obliged to fix everything on the snag list?
The developer is obliged to rectify genuine defects — items that do not meet building regulations or the specification agreed in your contract. Cosmetic items outside the specification may be disputed. Your snag list inspector can advise on which items are most likely to be agreed.
My developer says I don't need a survey because the home is NHBC warranted. Is that right?
No. An NHBC warranty is an insurance product — it does not guarantee the finished quality of your home. It covers major structural defects after the developer's two-year defects liability period, but does not cover the hundreds of snagging issues our inspectors routinely find.
How long does a snag inspection take?
Typically 2–4 hours depending on the size of the property. You will receive a written report within 3–5 working days of the inspection.
Can I use a snag list as leverage to delay completion or reduce the price?
A snag list can be used in negotiations prior to completion. If significant structural or safety defects are identified, you have grounds to request that these are rectified before you complete. Cosmetic defects alone would not normally justify delaying completion.
Ready to protect your new home investment? Contact Acton Surveyors to book a professional snag inspection across West London.