Many buyers assume new build properties don't need surveys since everything is brand new and covered by warranties. This is a costly mistake. As Enfield Surveyors who conduct dozens of new build snagging inspections annually across North London, we consistently find defects that builders should rectify before handover. This comprehensive guide explains why snagging surveys are essential and what we typically discover.
The New Build Myth
"It's brand new, so it must be perfect" - This assumption costs buyers thousands. Our surveys find an average of 50-150 defects per new build property, from minor cosmetic issues to serious structural concerns.
What Is Snagging?
Snagging refers to minor defects or unfinished work in newly built or recently renovated properties. A professional snagging survey (also called a pre-completion inspection) identifies these issues before you complete your purchase, allowing the developer to rectify problems at their cost.
Unlike traditional building surveys that assess condition and defects in older properties, snagging surveys focus on workmanship quality, compliance with building regulations, and adherence to the specifications you were sold.
Why New Builds Have Defects
Most Common New Build Defects We Find
Based on hundreds of snagging surveys conducted across Enfield, Barnet, and North London developments:
Uneven coverage, drips, missed areas, paint on skirting/switches, inconsistent colors between rooms
Misalignment, difficult closing, gaps allowing drafts, damaged frames, incorrect handles, sticking mechanisms
Uneven tiles, cracked grout, laminate gaps, squeaking floors, poor carpet fitting, threshold strips missing
Poorly fitted units, chipped worktops, wonky tiles, inadequate sealing, damaged sanitaryware, incorrect taps
Socket faceplates crooked, switches not working, light fittings missing/damaged, exposed cables, insufficient outlets
Leaking taps, poor water pressure, noisy pipes, inadequate drainage, visible pipe damage, radiator issues
Unfinished landscaping, poor drainage, cracked paving, incomplete fencing, gutters not connected properly
Gaps between boards and walls, visible nail holes, damaged corners, poor mitering, paint overspray
Serious vs Minor Snags
Not all defects are equal. We categorize findings to help you prioritize:
| Category | Examples | Urgency | Who Fixes |
|---|---|---|---|
| Critical | Structural issues, dangerous electrics, major water leaks, building regulation non-compliance | Before completion | Developer immediately |
| Significant | Windows not closing, heating not working, major cosmetic damage, incomplete works | Before/at completion | Developer before handover |
| Moderate | Poor paintwork, minor door adjustments, small tile cracks, scratched surfaces | Within 2 weeks | Developer within defects period |
| Minor | Small paint touch-ups, minor alignment issues, cosmetic imperfections | Before end of defects period | Developer or DIY acceptable |
The Snagging Inspection Process
Our chartered surveyors conduct thorough new build inspections following this process:
1. Pre-Inspection Planning
We review your sales particulars, floor plans, and specifications to understand what you were promised. This ensures we check whether the developer delivered what they sold you.
Duration: 1-2 days before inspection
2. On-Site Inspection
Systematic room-by-room inspection taking typically 3-4 hours. We examine every surface, fixture, fitting, and finish. We test all switches, taps, doors, windows, and appliances. Hundreds of photographs document every defect.
Duration: 3-4 hours for typical 3-bed property
3. Detailed Reporting
We produce comprehensive reports with photographs, locations, descriptions, and recommendations for each defect. Categorized by severity and room, with a summary schedule for easy developer submission.
Duration: Delivered within 48 hours
4. Developer Submission
You submit our report to the developer requesting rectification. Most developers have defects teams who schedule remedial works. We advise on reasonable timescales and what must be completed pre-completion.
Duration: Immediate upon receipt of report
5. Optional Re-Inspection
After developer remedial works, we can re-inspect to verify proper completion. This ensures all critical and significant defects are properly fixed before your completion date.
Duration: 1-2 hours, optional additional service
Snagging Survey Costs
Professional snagging surveys are affordable compared to the cost of defects left unresolved:
Cost vs Benefit
Average snagging survey: £450. Average value of defects identified: £3,500-£8,000. Having developers fix issues now saves you thousands compared to paying tradespeople after completion when warranties don't cover poor finishing.
When to Book Your Snagging Survey
New Build Warranties Don't Cover Everything
Understanding warranty limitations is crucial:
NHBC/Premier Guarantee Coverage
10-Year Structural Warranty: Covers major structural defects only (foundation movement, structural frame issues, roof structural problems)
2-Year Builder Warranty: Covers defects in materials and workmanship, but builders dispute what constitutes "defects" vs "acceptable standards"
Not Covered: Cosmetic defects, minor finishing issues, color mismatches, small alignment problems - yet these are exactly what we find most frequently!
The Defects Period Trap
Developers typically offer a "defects period" (often just 6-12 months) where they'll return to fix reported issues. However:
- Getting developers back after completion is difficult
- They prioritize new sales over existing buyers
- Defects teams are often understaffed and slow
- Some issues might be deemed "acceptable tolerances"
- After the defects period expires, you're paying for all fixes
Better Strategy: Identify everything before completion when you have maximum leverage.
Common Developer Responses
How to handle typical objections to snagging surveys:
| Developer Says | Reality | Your Response |
|---|---|---|
| "Our quality control inspected everything" | Site inspectors miss many issues; they're employees, not independent | "I've hired independent professional verification for my £400k+ investment" |
| "The property is covered by warranty" | Warranties don't cover cosmetic defects or many finishing issues | "Warranties have limitations. I want all defects identified now" |
| "We'll fix anything during the defects period" | Getting developers back post-completion is difficult and slow | "I prefer everything rectified before I complete" |
| "You don't need a surveyor for new builds" | Developer doesn't want independent scrutiny of their workmanship | "Professional surveys are standard practice for new builds" |
Beyond Snagging: Full New Build Surveys
Some buyers commission full Level 3 Building Surveys on new builds, particularly for high-value properties. These go beyond snagging to check:
- Building regulation compliance
- Structural integrity and construction methods
- Insulation and energy efficiency implementation
- Drainage and foundation design adequacy
- Fire safety provisions
- Long-term maintenance requirements
Full surveys cost £600-£1,200 but provide comprehensive peace of mind, especially for off-plan purchases where you haven't seen the construction quality during build phases.
Frequently Asked Questions
Yes, but professional surveyors identify 3-4 times more defects than untrained buyers. We know exactly what to look for, understand building standards, and produce reports developers take seriously. Our reports also have more weight if disputes arise.
Reputable developers rectify genuine defects identified pre-completion. Our reports distinguish between actual defects and acceptable tolerances, providing reasonable requests developers should fulfill. If they refuse legitimate repairs, you can delay completion or negotiate price reductions.
We can still conduct post-completion snagging surveys. Submit our report to the developer's defects team within your defects period. It's harder to get developers to return post-completion, but our reports document issues for warranty claims and help prioritize what's most important.
Absolutely. Flats have just as many defects as houses, often more due to compact construction challenges. We inspect all internal finishes, kitchens, bathrooms, and test all services. For flats, we also check communal areas, parking spaces, and external balconies/terraces.
There's no legal timeframe, but reasonable periods are: Critical issues before completion, significant issues within 2-4 weeks, moderate issues within 1-2 months, minor issues within the defects period. Our reports categorize by urgency to guide negotiations.
NHBC or Premier Guarantee warranties continue even if the developer fails. However, cosmetic defects aren't covered by these warranties - another reason why identifying everything before completion is crucial. You can claim against the warranty for structural and significant defects.
New Build Developments in Enfield & North London
We regularly conduct snagging surveys at major developments including:
- Meridian Water, Enfield (Edmonton)
- Alma Estate, Ponders End
- Electric Quarter, Brimsdown
- Various Barrett, Persimmon, Taylor Wimpey, and Bellway developments
- Smaller boutique developments throughout Barnet, Haringey, and Waltham Forest
Our local knowledge means we understand typical issues with specific developers and construction methods common in the North London area.
Buying a New Build in Enfield or North London?
Don't complete without a professional snagging inspection. Enfield Surveyors' chartered building surveyors conduct thorough new build surveys, identifying defects before they become your expensive problem. Our detailed reports give you leverage to ensure developers deliver the quality you paid for.
Book Your Snagging Survey