Inspecting For Perfection: Navigating Snagging Lists In UK Home Purchases
When buying a newly built property in the UK, “snagging” is a term buyers will inevitably encounter during the transaction process. While not the most exciting stage, meticulously inspecting a new home and compiling a thorough snagging list is a crucial step for buyers to take delivery of the property in pristine expected condition.
This guide explains everything home buyers need to know about the snagging process – from what it entails to tips for performing and documenting a rigorous inspection. With an understanding of successfully navigating snagging, buyers can feel fully empowered when reporting necessary defects or remedial works. The home stretch towards completion will remain snag-free by embracing this essential stage.
What Is Snagging?
Snagging refers to the detailed final inspection carried out by a buyer on a newly constructed property before legal completion. The purpose is to identify any unfinished works, defects, omissions or faults requiring repair by the builder before signing off.
Typical snags include
- Surface cracks, chips, scratches or flaws
- Gaps in fittings, fixtures, floors, and walls
- Painting, tiling or caulking defects
- Doors/windows not closing or locking properly
- Appliances or systems malfunctioning
- Wonky cabinets, countertops, drawers
- Outdoor issues like uneven paving
- Landscaping not done to specification
The snagging process aims to catch all flaws while the builder still bears responsibility.
The Snagging Timeline
Snagging takes place in the final weeks between exchanging contracts and completion. Key stages include:
- Builder “pre-snag” – The Builder inspects the property first to address any obvious defects.
- First, snag by the buyer – The buyer performs an initial thorough snagging inspection.
- Snagging list sent to the builder – Buyer delivers a fully documented list of faults and items needing repair.
- Snags remedied – Builder corrects listed issues and returns evidence like photos.
- Follow-up snag visit – Buyer re-inspects to ensure all items are satisfactorily resolved.
- Sign-off – Once satisfied, the buyer signs a release confirming snags addressed, allowing completion.
The timeline ensures the snagging process is completed before the buyer takes legal possession.
The Snagging Inspection
The snagging inspection itself involves meticulously examining the entire property, inside and out, to identify any imperfections or omissions. Recommended tips for conducting the inspection include:
- Do multiple thorough walkthroughs in good lighting, looking high and low. Bring a torch to illuminate dark corners.
- Compare every aspect to the property specification sheet to ensure standards are met.
- Photograph or video all potential defects you notice for documenting.
- Make notes room-by-room for clarity when compiling the final list.
- Bring all product manuals to test appliances, boiler, ventilation, security system etc.
- Check plumbing and electrical fittings for tightness, function and compliance.
- Examine outside pathways, drainage, windows and façade closely under natural light.
- Request builder “pre-snag” notes to cross-check items already identified.
A methodical inspection process catches all defects.
Compiling the Snagging List
Once the inspection is complete, all identified faults and unfinished items must be compiled into a detailed snagging list specifying:
- Defect location – Room, position in the room, etc.
- Detailed defect description – Size, precise issue, etc.
- Specification reference – Note the agreed standard it breaches
- Photograph – Include a photo vividly depicting the problem
- Priority level – Rank urgency of the fix needed
- Recommended resolution – Repair, replace, repaint, etc.
- Deadline for resolution – Target date based on moving plans
A clear, thorough list avoids ambiguity on issues needing resolution.
Setting Expectations with Builders
Managing builder expectations from the outset results in smoother snagging resolution:
- Make the builder aware of the comprehensive snagging process you intend to follow.
- Note your intention to bring in a snagging professional if not satisfied.
- Clarify the timeline for receiving and addressing the snag list. Push for urgent turnaround.
- Specify that the release of the final payment requires snag satisfaction.
- Request regular status updates as items get addressed.
- Ask how defects will be prevented on future builds based on lessons learned.
A transparent, assertive approach sets the tone for builders to prioritise satisfactory snag resolution.
Using Professional Snagging Services
Due to complexity, many buyers hire an independent snagging specialist who will:
- Thoroughly inspect based on years of defect knowledge.
- Quantify and specify issues more accurately.
- Assess seriousness and recommend solutions.
- Challenge builders on unreasonable refusal to rectify major flaws.
- Document defects comprehensively as needed for legal disputes.
- Reinspect the following fixes to ensure quality.
- Have necessary tools like moisture meters.
While adding cost upfront, professionals often save money by identifying more issues needing resolution before completion.
Handling Disputes Over Snags
Despite best efforts, some snag disputes still arise with builders who may:
- Dismiss valid defects as normal or minimal.
- Argue items were not covered by the original specification.
- Push responsibility onto sub-contractors.
- Cite exemptions like “natural characteristics” of materials.
- Claim self-inflicted damage after the completion date.
- Refuse repairs on already completed sections.
- Blame underlying client-requested design or changes.
If disputes persist, legal or mediation assistance may be required as a last resort.
Builder Liability Periods
Builders remain legally responsible for resolving substantiated defects for defined timeframes beyond completion. Common liability periods include:
- 1-2 years post-completion – For minor defects and snags.
- 5 years post-completion – For structural element failures.
- 10 years post-completion – For major structural or foundational defects.
- Specific utilities guarantee – Boiler cover often 5-10 years.
Buyers should familiarise themselves with applicable liability periods should major defects arise later.
Preventing Snags in Future Homes
Looking ahead, insights from collating snag lists can inform builders on how to enhance home construction and prevent recurring defects through:
- Improved quality control and inspection processes during the build.
- Standardised construction methods and sequences across sites.
- Training programs raise the skills and workmanship standards of sub-contractors.
- Updated material specifications to prevent the reoccurrence of failing items.
- Tighter coordination and communication between internal construction teams and suppliers.
- Feedback loops from snagging insights back into design processes.
- Digital tracking of common defects with root cause analysis.
Thanks to buyers doggedly snagging, future home quality continuously improves.
Snagging Resources for New Build Buyers
To maximise success in inspecting and resolving all snags, buyers can turn to:
- Property inspection associations for snagging education and best practices.
- Online snagging guides outlining inspection checklists room-by-room.
- Manufacturer warranties protect faulty appliances or systems.
- Home warranty insurance covers certain repairs in the near term of a new property.
- Industry legislation setting legal defect liability periods for builders.
- Property claims specialists to resolve severely contentious snagging disputes.
- Other new build owners who recently went through the process.
With ample resources, buyers are well equipped to obtain the defect-free home they paid for.
Conclusion – Snagging Brings Peace of Mind
For new property buyers, compiling snagging lists feels tedious after the excitement of securing the home. However, this diligent inspection provides peace of mind that you are taking delivery of a dwelling with all details and finishes properly implemented to specification. Meticulously snagging holds builders accountable for quality workmanship throughout the construction process. By taking an assertive approach, buyers can compel prompt defect resolution and even contribute insights to improving future home reliability. With attention to detail and patience navigating exchanges with the builder, you too can achieve the comfort of moving into your bright new residence confident that any minor blemishes and imperfections have been remedied. After all, your new home deserves nothing less than a snag-free start.