Buying a new build property feels like the safe option. Everything is freshly constructed, under warranty, and — on the face of it — unlikely to have the kind of problems you’d worry about in an older home. In practice, new builds regularly come with defects: some cosmetic, some structural, some significant enough to affect how you live in the property or what it’s worth.
A snagging survey is the process of identifying those defects, typically before legal completion so the developer is obligated to put them right. It’s become a standard part of buying new in the UK, and for good reason. But snagging isn’t the only option available to buyers — and depending on where you are in the purchase process, it may not be the right one.
This guide explains what a snagging survey covers, what defects are commonly found on new builds, how the NHBC warranty works, and what independent survey route makes the most sense when you’re buying a recently built or newer property.
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Which Survey Do I Need? →What is a snagging survey?
A snagging survey is an inspection carried out on a newly built property to identify defects — referred to as “snags” — that the developer or builder is responsible for rectifying. The term isn’t a formal RICS designation; it’s an industry term used to describe this kind of post-construction quality check.
Snags range from minor finishing issues — poorly fitted skirting boards, uneven paintwork, gaps around door frames — through to more significant problems such as inadequate insulation, drainage faults, or structural defects that shouldn’t be present in a newly completed building. A thorough inspection typically produces a written snag list that is handed to the developer with a request for remediation.
The best time to commission a snagging survey is before legal completion, while you still have leverage over the developer. Once you’ve exchanged and completed, the developer has less incentive to act quickly, and some defects may become harder to attribute if the property has been occupied.
Who carries out a snagging survey?
There are two main routes: the developer’s own inspection, or an independent survey.
Developers typically carry out their own pre-completion inspections and may invite you to do a walkthrough before you move in. While this can be useful for flagging obvious cosmetic issues, it isn’t independent, and it’s unrealistic to expect a developer to identify — or proactively flag — every defect in a property they have a financial interest in selling.
An independent snagging inspection is carried out by a surveyor with no relationship to the developer. This is the only way to get an objective picture of the property’s condition. An independent inspector will assess not just cosmetic finish but also the fabric of the building: roof structure (where accessible), windows and doors, drainage, services, and compliance with building regulations.
For buyers who want a RICS-qualified assessment rather than a standard snagging inspection, a RICS Level 2 Home Survey is often the more appropriate option — more on that below.
What defects are typically found on new builds?
New builds are not immune to defects. In fact, because they are built quickly and often in large volumes, quality control issues are common. The kinds of problems found on new build inspections include:
Cosmetic and finishing defects are the most frequent category — uneven plaster, inconsistent paintwork, poorly sealed joints, scratched glazing, ill-fitting doors and windows, and missing or incomplete trim. While these are relatively straightforward to address, they can be numerous.
Roof and structure issues include incorrectly installed roof tiles or slates, inadequate ventilation in roof spaces, poorly fitted loft hatches, and in some cases structural timbers that don’t meet specification. These are harder to spot without a proper inspection and can have longer-term consequences if left unaddressed.
Services and drainage problems — such as poorly fitted pipework, inadequate falls on drainage runs, boilers not commissioned correctly, or electrical circuits not properly tested — are also reported with some regularity on new build properties. These may not be apparent from a visual walkthrough.
Damp and insulation failures are among the more serious findings. Poorly fitted insulation, missing cavity barriers, or inadequate sealing around windows and doors can lead to heat loss and, over time, condensation or damp penetration.
External works are frequently incomplete or defective at the point of legal completion — poorly graded driveways, fencing that isn’t to standard, or drainage gullies that haven’t been properly installed.
The Common Defects archive covers many of these issues in more detail if you want to explore specific defect types.
The NHBC warranty — what it covers and what it doesn’t
Most new build homes in the UK are registered with the National House Building Council (NHBC) and come with a Buildmark warranty. This is a 10-year structural warranty, but it doesn’t work the same way for the full decade.
In years one and two, the developer is responsible for putting right any defects that arise as a result of the build not meeting NHBC standards. This is the period during which a snag list is most effective — the developer is contractually obligated to respond.
From years three to ten, the NHBC warranty covers structural defects only — problems with the load-bearing structure, foundations, or weatherproofing that make the property uninhabitable or significantly affect its value. It does not cover cosmetic defects, appliance failures, or general maintenance issues.
This distinction matters. Buyers sometimes assume the NHBC warranty is a comprehensive guarantee for the first decade. It isn’t. Cosmetic and non-structural defects need to be identified and resolved in the first two years, which is why getting an independent inspection before or shortly after completion is so important.
It’s also worth knowing that the NHBC Buildmark warranty is a product from a private organisation, not a statutory right — the terms, exclusions, and claims process vary, and not all disputes are straightforward. A solicitor with experience in new build purchases can advise on what the warranty actually covers for your specific property.
Why a RICS Level 2 survey is often the right choice for newer properties
CJ Bloor doesn’t offer a standalone snagging inspection service, but the RICS Level 2 Home Survey is well suited to buyers purchasing newer or recently built properties and covers much of the same ground — and more.
A Level 2 survey is a RICS-standard inspection carried out by a qualified surveyor. It assesses the condition of the property, assigns condition ratings to each element of the building, and provides clear commentary on any defects found. For newer properties, this gives you an independent, professionally structured report that covers the building’s condition from roof to ground floor — not just a list of cosmetic snags.
For a newer property with no known complications, a Level 2 survey is typically appropriate. If there are specific concerns — an unusual construction method, signs of movement, or a property that’s been significantly altered — a Level 3 Building Survey provides more detailed investigation.
You can read more about how the survey levels compare in the RICS Home Survey Guide, or use the free Which Survey Do I Need? tool to get a quick steer based on your property.
New Build Defects: Common Categories
What to do if you’re buying a new build
If you’re in the process of purchasing a new build property, the most useful step you can take is to arrange an independent survey before you exchange contracts. This gives you an objective view of the property’s condition, identifies any defects the developer needs to address, and ensures you have documentation of the property’s state at the point of purchase.
Even on a brand-new home, don’t rely solely on the developer’s own quality checks or the NHBC inspection process. Both serve a purpose, but neither is a substitute for an independent RICS-qualified assessment carried out on your behalf.
If you’ve already completed and moved in, you’re still within your rights to raise defects with the developer during the first two years. Keeping a written record of any issues — with photographs and dates — puts you in a stronger position when requesting remediation. Use the Repair Cost Estimator to get a rough sense of what any outstanding defects might cost to address independently if the developer is slow to act.
For most new builds and recently completed properties, a RICS Level 2 Home Survey provides the right level of assessment at the pre-purchase stage. If you have specific concerns about the build — an unusual construction type, visible signs of movement, or a property that’s changed hands quickly — speak to us before booking and we can advise on whether a Level 3 would be more appropriate.
What is a snagging survey on a new build?
A snagging survey is an inspection of a newly completed property to identify defects — known as snags — that the developer is responsible for rectifying. These range from cosmetic finishing issues to more significant problems with the structure, services, or drainage. The term isn’t a formal RICS designation; it’s an industry term used to describe this kind of post-construction quality check.
When should I get a snagging survey?
The ideal time is before legal completion, while you still have leverage over the developer. Once you’ve completed and taken ownership, the developer has less immediate obligation to act, and some defects become harder to attribute. If you’ve already completed, you can still raise defects formally in the first two years under the NHBC Buildmark warranty terms.
Does the NHBC warranty cover all defects on a new build?
No. In years one and two, the developer is responsible for defects arising from the build not meeting NHBC standards — which is broad in scope. From years three to ten, the warranty covers structural defects only: problems with the foundations, load-bearing structure, or weatherproofing. Cosmetic defects, appliance failures, and general maintenance issues are not covered after year two.
Do CJ Bloor carry out snagging surveys?
CJ Bloor doesn’t offer a standalone snagging inspection service. However, a RICS Level 2 Home Survey is well suited to newer and recently built properties and covers the condition of the property in full — giving you a RICS-standard report rather than an informal snag list. For most new build purchases, this is the more useful option.
What's the difference between a snagging survey and a RICS Level 2 survey?
A snagging survey is an informal inspection focused on identifying defects to present to a developer. A RICS Level 2 Home Survey is a formal, standardised assessment carried out by a RICS-qualified surveyor that assigns condition ratings to each element of the building and provides professional commentary on the property’s overall condition. For a pre-purchase survey on a new build, the Level 2 gives you a more structured and legally recognised document.
Can I do my own snagging inspection?
You can conduct your own walkthrough and note obvious cosmetic issues, and many buyers do this at the pre-completion inspection invited by the developer. However, a meaningful snagging inspection — particularly one covering the roof, structure, services, and drainage — requires professional knowledge and equipment. A developer is also more likely to respond to a formally documented report from an independent surveyor than to a buyer’s informal notes.
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