Snagging 101: Ensuring the Quality of Your New Home
Purchasing a new home is an exciting milestone, but it comes with unique challenges that many first-time buyers might not anticipate. At Brickkickers, we've been helping homeowners navigate the world of new build properties for nearly 20 years, and we've learned that thorough snagging inspections are crucial to protecting your investment.
What Exactly is Snagging?
Snagging is a comprehensive process of identifying and documenting minor issues or imperfections in a newly constructed home. These can range from cosmetic blemishes to more significant functional problems that need addressing before you fully settle in. Our data reveals that the average new home can have over 140 different defects – many of which are invisible to the untrained eye.
Most homeowners are unaware that these issues are quite common. Recent national surveys indicate that 95% of new homebuyers find snags in their properties, with 47% reporting more than ten separate issues. This isn't about criticising builders, but about ensuring you receive the quality home you've invested in.
Types of Snagging Issues
Not all issues are created equal. There's an important distinction between minor snags and more serious defects. Snags typically include paint inconsistencies, small scratches, or minor scuffs that are relatively easy to fix. Defects, on the other hand, are more significant problems that can affect the home's functionality, such as plumbing or electrical system issues.
Our experienced inspectors use a unique, comprehensive checklist to examine both interior and exterior aspects of your property. We look beyond what's immediately visible, investigating everything from brickwork and external pipes to internal systems like heating and electrical outlets.
Common Snagging Issues
When you first move into a new home, it's natural to expect perfection. However, the reality is that most new builds come with a range of minor issues that require attention. Our decades of experience have shown that understanding these common snagging problems can help you navigate the post-move-in process more effectively.
Paint Inconsistencies
One of the most frequent snagging issues involves paintwork. You might notice cracked paint around electrical sockets, unexpected drips, or paint runs. These imperfections are surprisingly common in new homes and can detract from the overall finish. While these might seem minor, they're important to document and have rectified by your developer's customer service team.
Shrinkage and Settling Cracks
As your new home's construction materials dry out and settle, you'll likely encounter minor cracks in interior walls. This is a natural process caused by materials like timber and plaster contracting. Most developers consider cracks smaller than a £1 coin as part of the normal settling process. However, if you notice wider cracks, it's worth contacting your developer's customer service team for investigation.
Door and Fitting Alignment
Movement as the home settles can cause doors and cupboard doors to hang slightly askew. This isn't necessarily a major issue, but significant misalignment should be reported. Faulty hinges or persistent problems with door alignment can indicate more substantial underlying movement in the property.
Glass and Surface Damage
Scratched or marked glass is another common snagging issue. There are typically tolerance levels for such marks – they should be visible in natural daylight and from a distance of two metres. Superficial scratches might be buffed out, while deeper scratches may require panel replacement. Always consult with your developer to determine the best approach.
Technical and Functional Issues
Beyond cosmetic concerns, we frequently encounter more technical snagging problems, including:
Heating problems or radiators with trapped air
Frequent drips or leaks from taps, showerheads, and toilets
Electrical outlets or switches that do not work correctly
Draughts or cold air entering through closed windows or doors
Uneven surfaces on floors or walls
Faulty white goods or appliances installed by the developer
Garden and Exterior Concerns
New developments often come with landscaping challenges. Waterlogged gardens are a common issue, particularly with newly laid turf. If you notice that your lawn remains waterlogged for more than a day after rainfall, this could indicate a drainage problem that requires the developer's attention.
What Doesn't Constitute a Snagging Issue
Understanding the boundaries of snagging is essential for every homeowner. While our team at Brickkickers is dedicated to ensuring the highest standards in new properties, not every imperfection or issue falls under the snagging umbrella.
Consumable items represent the first category of things homeowners should expect to manage themselves. Light bulbs, batteries, and tap washers are typical examples of items that are naturally meant to be replaced periodically by the homeowner. These are considered standard maintenance rather than construction defects.
Natural wear and tear is another important consideration. Once you've moved into your new home, damage that occurs through normal living is your responsibility. Scratches from moving furniture, marks left by children or pets, and the general signs of daily life are not covered under snagging warranties. These are simply part of making a house your home.
Weather and natural events present another clear boundary. Damage resulting from external factors beyond the developer's control falls outside of snagging considerations. Extreme weather conditions, natural disasters, or environmental impacts that occur after the property's completion are not issues that can be attributed to the original construction.
The settling of a new home often causes concern for many homeowners. Not all cracks are problematic. In fact, small 'shrinkage' cracks are a natural part of a new property's initial months. These minor cracks typically occur as materials like timber and plaster contract and settle. Only when these cracks become extensive, indicate a more serious underlying problem, or exceed the width of a £1 coin do they become a genuine snagging concern.
Surface imperfections often perplex new homeowners. Not every minor blemish constitutes a legitimate snagging issue. Small marks only visible under specific lighting, barely noticeable scratches, or surface irregularities that do not compromise the overall appearance or functionality of your home are generally considered acceptable. Developers and snagging experts understand that absolute perfection is an unrealistic expectation.
Modifications made by the homeowner after legal completion represent another clear boundary. Any issues arising from DIY alterations, personal modifications, or changes implemented after moving in are entirely the homeowner's responsibility. These fall well outside the scope of the original build warranty.
Ventilation-related problems often catch homeowners by surprise. Issues like mould and condensation that develop due to poor home maintenance – such as keeping windows and vents consistently closed – are not considered snagging issues. Proper home maintenance is crucial in preventing these types of problems.
Emergencies that Require Immediate Attention
Moving into a new home is an exciting journey, but it comes with the responsibility of understanding which issues demand immediate action. Not all problems are created equal, and some require urgent intervention to protect your property and ensure your safety.
When we talk about emergencies in a new home, we're referring to critical issues that cannot wait for a standard repair process. These are situations that pose an immediate risk to your safety, comfort, or the integrity of your property.
Faulty external door locks represent a serious security concern. If the locks on your primary entrance are not functioning correctly, this becomes an urgent matter. Your home's security is paramount, and any compromise in your ability to secure the property requires immediate attention from your developer or a professional locksmith.
Water-related emergencies are perhaps the most time-sensitive issues you might encounter. Uncontainable water leaks can cause significant damage in a remarkably short time. Whether it's a burst pipe, a major leak from a ceiling, or a system failure that's causing water to spread uncontrollably, these situations demand immediate intervention. The potential for water damage to your property's internal systems, flooring, walls, and valuable possessions means you cannot afford to delay.
Heating and hot water system failures are another critical emergency, particularly during colder months. A complete loss of heating can quickly become a health and comfort issue, especially for vulnerable individuals such as young children, elderly residents, or those with health conditions. Similarly, a total breakdown of your hot water system impacts daily living in ways that cannot be easily managed.
Electrical emergencies represent perhaps the most dangerous potential issues. A total loss of power is not just an inconvenience – it can be a significant safety risk. Electrical failures might indicate more serious underlying problems with your home's electrical system that could pose fire risks or other hazards.
It's crucial to familiarise yourself with your developer's emergency reporting procedures as soon as you move in. Most developers provide specific contact information for urgent issues, which may differ from their standard customer service channels. Many also have separate procedures for reporting emergencies outside of normal office hours.
When an emergency occurs, documentation is key. While your primary focus should be on addressing the immediate issue, try to:
Note the exact time the emergency was discovered
Take photographs if it is safe to do so
Record any initial steps you've taken to mitigate potential damage
Keep all communication records with the developer or emergency services
Your developer is typically obligated to respond to these serious issues with the utmost urgency. The New Homes Quality Code requires that emergencies be resolved as quickly as possible, often within hours of being reported.
What to Do If Snagging Issues Are Not Resolved
Discovering issues in your new home can be frustrating, but discovering those issues remain unaddressed can be even more challenging. When your developer fails to respond adequately or resolve the snagging problems you've reported, you're not without recourse.
The first step in addressing unresolved snagging issues is to understand your rights and follow a structured approach. Most developers have a formal complaint process that you should initiate when standard communication channels prove ineffective.
Begin by compiling a comprehensive documentation of all interactions. This means gathering every piece of communication you've had with the developer. Collect emails, letters, photographs of the issues, and detailed notes from any conversations. Include dates, times, names of individuals you've spoken with, and summaries of what was discussed. This documentation becomes crucial evidence should you need to escalate your complaint.
When you formally lodge a complaint, the developer is required to follow specific guidelines. According to the New Homes Quality Code, they must:
Send an acknowledgment of your complaint within 5 days
Provide a confirmation of resolution steps and expected timescales within 10 working days
Resolve the complaint within 56 days
Send you a closure email or letter once the issue is resolved
If the developer fails to meet these requirements, you have additional options. The New Homes Ombudsman Service provides an independent avenue for dispute resolution. However, it's important to note that you must first give the developer a genuine opportunity to resolve the issues.
Your complaint should be clear, concise, and factual. Outline the specific snagging issues, when they were first reported, and what attempts have been made to resolve them. Include all supporting evidence, such as photographs and previous correspondence. Be professional and focus on the facts rather than emotional language.
Should the developer's response be unsatisfactory or they fail to meet the required timelines, you can escalate your complaint to the New Homes Ombudsman Service. This independent body can review your case and make binding decisions. You can initiate this process through their website at www.nhos.org.uk.
In some instances, you might also want to contact your new home warranty provider. They can provide additional support and potentially intervene in disputes between you and the developer.
There are a few additional steps you might consider:
If you're part of a new build development where multiple homeowners are experiencing similar issues, consider connecting with your neighbours. Collective action can sometimes be more effective in addressing widespread problems.
Consider seeking legal advice if the issues are significant and potentially affect the value or livability of your home. A solicitor specialising in property law can provide guidance on your specific situation.
Remember that documentation is your greatest ally. Keep copies of everything – every email, every photograph, every piece of communication. These become critical if you need to prove your case to the Ombudsman or in any legal proceedings.
While the process can feel overwhelming, stay patient and methodical. The New Homes Quality Code and Ombudsman Service exist to protect homeowners and ensure that developers maintain high standards of quality and customer service.
When to Get a Snagging Inspection
We recommend two critical periods for snagging inspections:
Pre-Completion Inspection: This occurs before you legally complete the purchase. Developers typically provide a 10-14 day window for you to inspect the property. Our inspectors can identify issues while you still have maximum leverage with the builder.
Standard Snagging Inspection: If you've already moved in or purchased a home less than two years old, you can still have a comprehensive inspection. Most builder warranties cover defects during this period, giving you an opportunity to address any problems.
Our mission goes beyond simply finding faults. We aim to represent your interests and contribute to raising standards within the construction industry. By holding builders accountable and providing detailed, independent reports, we help ensure that new homeowners receive the quality they've paid for.
What Can You Do to Avoid Issues
Preventing snagging issues begins long before you receive the keys to your new home. As a proactive homeowner, you have several powerful strategies to minimise potential problems and ensure the quality of your new property.
The most critical step is conducting a thorough inspection before completing your purchase. A Pre-Completion Inspection (PCI) is your first line of defence against potential defects. During this crucial stage, you'll have the opportunity to identify visible defects, unfinished work, or damage before legally completing the purchase. This inspection provides a comprehensive report that allows you to address issues directly with the developer before you move in.
Documentation is your most valuable tool in this process. Keep every single document related to your new home purchase. This includes purchase agreements, specification documents, warranties, and any communication with the developer. These documents establish the expected quality and finish of your home and serve as a critical reference point should any disputes arise later.
Understanding and following the developer's maintenance advice is another crucial preventative measure. The documentation provided with your new home isn't just paperwork – it's a comprehensive guide to maintaining your property. These guidelines often include specific instructions on how to care for different aspects of your new home, from ventilation recommendations to guidance on how to manage the natural settling process.
Reporting issues immediately when you notice them is essential. Don't wait or hope problems will resolve themselves. The sooner you communicate any concerns to your developer, the easier they are to address. When reporting issues, always do so in writing and, where possible, include photographic evidence. This creates a clear, documented trail of communication.
Regular maintenance of your home's appliances plays a significant role in preventing long-term issues. Follow the warranty requirements for each appliance carefully. Regular servicing can help identify potential problems early, potentially saving you significant expense and inconvenience in the future.
Ventilation is a critical yet often overlooked aspect of home maintenance. Proper ventilation helps manage the natural 'drying out' process that new homes experience. Keep windows and vents open periodically, particularly during the first few months. This helps prevent moisture-related issues like condensation and mould, which can develop if the home is not properly aired.
Pay special attention to how your home settles. Minor cracks are normal as materials like timber and plaster contract, but monitoring these can help you distinguish between natural settling and more serious issues. If you notice cracks wider than a £1 coin, it's time to contact your developer's customer service team.
Consider investing in a professional snagging inspection. While this might seem like an additional expense, it can save you significant time, money, and stress in the long run. Professional inspectors have the expertise to identify issues that might not be apparent to an untrained eye.
Keep a detailed log of any potential issues you encounter. Note the date you first noticed the problem, take clear photographs, and document any communications with the developer. This creates a comprehensive record that can be invaluable if you need to escalate any concerns.
Remember that communication is key. Maintain a professional and constructive relationship with your developer. Most are genuinely interested in ensuring your satisfaction and resolving any issues that arise.
Your Peace of Mind Matters
At Brickkickers, we understand that a new home is more than just a property – it's a significant life investment. Our nationwide network of skilled inspectors is dedicated to ensuring you can move into your new home with confidence, knowing that every detail has been meticulously examined.
Whether you're a first-time buyer, a property investor, or a landlord, our tailored snagging services are designed to provide comprehensive protection and peace of mind.
Ready to safeguard your new home? Contact Brickkickers today for a professional, thorough snagging inspection.