Many buyers assume new builds don't need surveys. After all, the property is brand new with NHBC warranties and building regulation approval. However, as chartered surveyors who conduct snagging inspections across Bedfordshire's new developments, we regularly find defects that developers should fix before handover. This guide explains why independent snagging surveys protect your investment.
What Is a Snagging Survey?
A snagging survey is a detailed inspection of a newly built property before completion. Our building surveyors create a comprehensive list (snag list) of defects and issues that the developer should rectify. These range from cosmetic problems affecting finish quality to serious construction defects affecting compliance and safety.
The survey should ideally happen before you complete your purchase, giving you maximum leverage to ensure all issues are fixed. Many builders conduct their own snagging inspections, but independent surveys from RICS-accredited surveyors often identify problems the builder missed or didn't prioritize.
Why New Builds Need Independent Surveys
New doesn't mean perfect. Here's why our property consultants recommend professional snagging surveys:
1. Construction Quality Varies
Large-scale housing developments across Luton and Milton Keynes often rush completion to meet targets. This pressure can compromise workmanship. Our building surveyors regularly find shortcuts and poor-quality finishes that shouldn't pass final inspection.
2. Warranties Have Limitations
NHBC warranties don't cover everything. Minor defects affecting appearance and finish aren't included. Structural issues are covered, but proving they're warranty claims can be difficult. It's better to identify and fix problems before completion.
3. Developers' Inspections Are Limited
Builder inspections serve their interests, not yours. They may overlook cosmetic issues or defects they consider "within tolerance." Independent chartered surveyors work for you, identifying everything that doesn't meet expected standards.
4. Early Detection Saves Money
Problems are cheaper to fix during construction or immediately after. Once you've completed and moved in, getting builders back becomes harder, and you may need to engage contractors yourself if the builder doesn't respond.
5. Negotiation Leverage
A professional snag list gives you leverage. Developers are motivated to fix issues before completion because they want their money. Post-completion, their urgency drops significantly.
Common Defects Our Building Surveyors Find
Based on hundreds of snagging surveys across Bedfordshire's new developments, here are the most frequent issues:
Cosmetic and Finish Issues
- Poor paintwork with missed areas, runs, or uneven coverage
- Damaged or poorly fitted skirting boards and architraves
- Scratched or chipped kitchen units and worktops
- Damaged bathroom fittings and tiles
- Poorly fitted doors that stick or don't close properly
- Gaps around window and door frames
- Inconsistent grout lines in tiling
- Stained or marked carpets and flooring
Plumbing Problems
- Leaking taps, toilets, or showers
- Poorly sealed baths and shower trays
- Inadequate water pressure
- Incorrectly installed washing machine connections
- Noisy or poorly functioning heating systems
- Radiators not level or properly bled
Electrical Issues
- Switches and sockets not working
- Light fittings incorrectly installed or damaged
- Insufficient or poorly positioned socket outlets
- Missing smoke and carbon monoxide detectors
- Consumer unit incorrectly labeled
Windows and Doors
- Windows not opening or closing smoothly
- Missing or damaged window locks and handles
- Poor seals allowing drafts
- Doors not fitting frames properly
- External doors lacking weather seals
- Glass panels with scratches or manufacturing defects
Structural and Building Regulation Concerns
- Cracks in walls or ceilings (minor cracks are common as buildings settle)
- Uneven floors or walls out of plumb
- Inadequate ventilation in bathrooms and kitchens
- Missing or incorrectly installed insulation
- Defects in brickwork or render
- Inadequate drainage or guttering
External Issues
- Poor quality turfing or landscaping
- Incomplete or damaged driveways and paths
- Blocked or inadequate drainage
- Damaged external brickwork or render
- Incorrectly installed external lighting
- Incomplete fencing or boundaries
The Snagging Survey Process
Here's what happens during a professional snagging inspection by our building surveyors:
Pre-Completion Inspection
Ideally, we inspect before you legally complete. This gives maximum leverage for ensuring defects are fixed. The developer still wants their money, making them more responsive to snag lists.
Thorough Room-by-Room Inspection
Our chartered surveyors spend 2-4 hours examining every room systematically. We check all fixtures, fittings, finishes, and installations. Nothing is assumed to be correct just because it's new.
Testing and Operation Checks
We test windows, doors, taps, showers, heating, electrics, and all other operational elements. Problems often only appear when items are actually used.
Photographic Evidence
Every defect is photographed and documented. This provides clear evidence for the developer and prevents disputes about whether issues existed pre-completion.
Comprehensive Snag List
You receive a detailed report listing every defect by room with photographs. We categorize issues by severity and provide recommendations on which must be fixed before completion versus minor items that can wait.
Follow-Up Inspection (Optional)
After the developer completes remedial works, we can conduct a follow-up inspection to verify all issues were properly addressed. This ensures you're not left dealing with incomplete fixes.
When to Commission Your Snagging Survey
Timing matters. Our property consultants recommend:
Best Time: Pre-Completion
As soon as the developer says your property is ready for inspection (usually 2-4 weeks before completion), commission your survey. This gives time for the snag list to be addressed before you complete.
Still Acceptable: Shortly After Completion
If you've already completed, don't panic. Survey within the first few weeks while the developer is still finishing other properties on site. They're more likely to send tradespeople back while they're already working on the development.
Too Late: After 6 Months
Getting builders back becomes increasingly difficult over time. Many buyers discover defects have become "betterment" issues they're expected to accept. Early inspection avoids this problem.
What Happens After Your Snagging Survey?
Present the Snag List
Give the developer your professional snag list. Most reputable builders respond positively to comprehensive lists from RICS chartered surveyors. They know these identify genuine defects, not frivolous complaints.
Set Timescales
Agree on timeframes for fixing issues. Major defects should be addressed before or immediately after completion. Minor cosmetic items might be scheduled for a few weeks later.
Withhold Retention (If Possible)
If you haven't completed, you have maximum leverage. Some buyers negotiate retention of funds until major defects are fixed. Your solicitor can advise on this.
Follow Up Persistently
Keep records of all communications. Chase the developer regularly. Most will fix issues eventually, but persistence is often necessary.
Know Your Rights
NHBC warranties, Consumer Protection from Unfair Trading Regulations, and building regulations all provide protection. Serious issues that aren't addressed may justify involving NHBC or taking legal action.
What Snagging Surveys Don't Cover
Our building surveyors identify visible defects and check operational items, but snagging surveys have limitations:
- Hidden defects: We can't see inside walls, under floors, or in inaccessible areas
- Long-term performance: Some issues only appear with time and use
- Outside inspection scope: We don't test services technically (that requires specialist contractors)
- Planning compliance: We check building quality, not planning permission compliance
Despite these limitations, professional snagging surveys identify the vast majority of defects affecting finish quality and initial functionality.
Cost vs. Value of Snagging Surveys
Snagging surveys typically cost £300-£600 depending on property size. This seems expensive for a new home, but consider:
- You're spending hundreds of thousands on your property
- Fixing just one or two significant defects yourself costs more than the survey
- Professional snag lists get better developer responses
- Peace of mind knowing your new home meets expected standards
- Protection against accepting substandard workmanship
The survey pays for itself many times over through defects identified and rectified.
Questions to Ask Your Surveyor
When commissioning a snagging survey, ask:
- Are you RICS-accredited? (Ensures professional standards)
- How long will the inspection take? (Thorough surveys need 2-4 hours)
- What's included in the report? (Should be comprehensive with photos)
- Do you offer follow-up inspections? (Useful for verifying fixes)
- What experience do you have with new build surveys? (Specific expertise matters)
Key Takeaways
- New builds regularly have defects despite being new
- Independent snagging surveys identify issues builders overlook
- Pre-completion surveys provide maximum leverage for fixes
- Common defects include cosmetic finish problems and installation issues
- Professional snag lists from chartered surveyors get better developer responses
- Survey costs are small compared to fixing problems yourself
- Early identification makes resolution easier and cheaper
Buying a New Build in Bedfordshire?
Our RICS chartered surveyors provide professional snagging surveys across Luton, Milton Keynes, Bedford, and surrounding areas. We identify all defects with comprehensive photographic evidence, giving you the leverage needed to ensure your new home meets the standards you're paying for.
Book Your Snagging Survey