A new build should be perfect. Reality says otherwise. Snagging is the process of finding defects before the builder walks away - and during your warranty period.
When to Snag
Pre-Completion Inspection
Before you complete: Most buyers get a 1-2 hour inspection before completion. This is your main chance.
What to bring:
- Torch
- Phone for photos
- Spirit level (small)
- Notepad or checklist
- Socket tester (cheap, useful)
- Toilet roll (yes, really - to check toilets work)
Reality check: Builders want you to complete. You want to live there. There's pressure to overlook things. Don't.
After Move-In
Two-year warranty period: NHBC (or equivalent) covers defects for 2 years. After that, it's only structural.
Recommended snags:
- Week 1: Immediate issues
- Month 3: After settling in, using everything
- Month 12: Before first year ends
- Month 23: Before warranty period ends
Room-by-Room Checklist
Throughout the House
Walls:
- Cracks (check corners, above doors)
- Lumps and bumps in plaster
- Paint finish (runs, patches, missed bits)
- Straight edges (use spirit level)
Ceilings:
- Cracks (especially at joins)
- Paint coverage
- Light fittings secure
Floors:
- Level (roll a marble)
- Squeaks (walk everywhere)
- Carpet fitted properly
- Laminate/tile edges
Doors:
- Open and close smoothly
- Latch properly
- No gaps or rubbing
- Handles secure
- Door stops fitted
Windows:
- Open and close
- Lock properly
- Seals intact
- No condensation between panes
- Restrictors work
Sockets and switches:
- All level
- All working (socket tester)
- Face plates flush
- No gaps behind plates
Kitchen
Worktops:
- Joins sealed
- Edges finished
- Level
Cupboards:
- Doors aligned
- Soft-close working
- All hinges secure
- Handles level
- Drawers running smoothly
Appliances:
- All present (check contract)
- All working
- Manuals provided
Plumbing:
- Taps work (hot and cold)
- No leaks under sink
- Waste draining
- Dishwasher connection
Bathroom(s)
Sanitaryware:
- Toilet flushes and refills
- No movement in toilet or basin
- Sealant complete around bath/shower
- Shower works (pressure, temperature)
- No chips in ceramic
Tiling:
- All tiles secure
- Grout complete
- No cracked tiles
- Corners/edges finished
Plumbing:
- All taps work
- Drains clear
- No leaks visible
- Extractor fan works
Loft
Check for:
- Insulation complete
- Roof felt intact
- No daylight visible
- Pipes lagged
- Tank (if present) in good order
Exterior
Walls:
- Render finished
- Pointing complete
- No cracks
- Vents clear
Roof:
- Tiles aligned
- Ridge tiles pointed
- Gutters fixed
- Downpipes connected
Drainage:
- Gullies accessible
- Cover plates present
- Ground slopes away from house
Garden:
- Boundaries as agreed
- Fencing complete
- Drainage working
- Paths level
Common New Build Issues
Very Common
| Issue | Where Found |
|---|---|
| Paint defects | Everywhere |
| Door adjustment needed | Throughout |
| Silicone gaps | Bathrooms, kitchen |
| Stiff window operation | Throughout |
| Socket plate gaps | Throughout |
| Minor plaster cracks | Walls, ceilings |
Common
| Issue | Where Found |
|---|---|
| Cupboard misalignment | Kitchen |
| Drainage issues | External |
| Scratched glass | Windows |
| Floor squeaks | Upstairs |
| Poor finish on skirting | Throughout |
Less Common but Serious
| Issue | Where Found |
|---|---|
| Damp issues | Walls, around windows |
| Boiler problems | Utility |
| Major cracks | Structural |
| Drainage blockages | External |
| Insulation gaps | Loft |
How to Report Snags
Documentation
For each snag:
- Location (room, which wall)
- Description (specific)
- Photo (clear, with context)
- Date found
Example Good Report
❌ "Kitchen cupboard door wrong"
✅ "Kitchen - Wall unit to left of window - Door sits 5mm lower than adjacent door - See photo 23"
Submission
- Keep copies of everything you submit
- Send recorded delivery or email with read receipt
- Note dates and who you spoke to
- Follow up in writing after phone calls
Your Rights
During Warranty
Builder must fix:
- Defects in workmanship
- Defects in materials
- Items not completed to specification
- Items not matching agreed plan
Builder doesn't have to fix:
- Shrinkage (within reason)
- Normal settlement
- Wear and tear
- Damage you caused
- Items you changed yourself
If Builder Won't Fix
- Formal complaint to builder
- Complaint to NHBC (or warranty provider)
- Warranty provider arbitration
- Legal action (last resort)
Time Limits
- 2 years: Defects covered
- 10 years: Structural issues only (after year 2)
Professional Snagging
Worth Considering?
Pros:
- Experienced eye catches more
- Takes pressure off you
- Professional report for builder
- Covers you for warranty claims
Cons:
- Costs £300-500
- You can do basics yourself
- Builder may dismiss report
When to Use
- Very expensive property
- Concerns about builder quality
- You're not confident inspecting
- Complex property (multiple floors, systems)
What I Can Help With
Pre-Purchase Inspection Support
I'm not a professional snagging inspector, but I can:
- Walk through with you as a second pair of eyes
- Point out common issues
- Test fixtures and fittings
- Help compile a list
Post-Completion Fixes
When builder's warranty runs out or they're dragging feet:
- Minor repairs and adjustments
- Door realignment
- Sealant work
- Touch-up painting
- Fixture adjustments
General Advice
If you're viewing a new build and want a tradesperson's perspective on what you're seeing, I'm happy to chat.
Moving into a new build in Exeter? I can help with the practical side - from snagging support to fixing what the builder won't. Call 01392 964094 or get a quote.
Sam Hembury
Sam is the founder of Hembury Contracting, providing professional handyman services across Exeter and Devon. With years of experience in property maintenance, he shares practical tips to help homeowners tackle common tasks.