New build snagging list — the complete UK guide

A snagging list is a written record of every defect, unfinished item, and deviation from specification in your new build home, compiled before you formally accept the property from your developer. Completing one thoroughly — ideally before legal completion — is the single most effective thing you can do to protect yourself after moving into a new home in the UK.

This guide explains your legal rights, exactly what to include in a snagging list room by room (over 40 specific items), how to submit it to your developer, and what to do if they refuse to act.

What is snagging and why does it matter?

Snagging is the process of identifying defects, unfinished work, or items that fall below the agreed specification in a newly built property. The term originates from UK construction practice and covers everything from a poorly painted wall to a boiler that has not been commissioned.

The term “punch list” is used interchangeably in the United States, while in Australia the equivalent process is called a practical completion inspection (PCI), carried out at the end of the build before the builder issues a certificate of practical completion.

Snagging matters because once you complete on your new home — exchanging contracts and taking the keys — the legal and practical burden of proving defects were pre-existing shifts substantially onto you. Developers rarely accept liability for issues raised months after completion without documented evidence that the defect existed at handover.

Your legal rights as a new build buyer

Several overlapping protections apply to new build buyers in England and Wales.

Consumer Code for Home Builders This industry code, which applies to most large UK housebuilders registered with NHBC, LABC, or Premier Guarantee, requires developers to provide a pre-occupation inspection and a clear after-sales service. Under the Code, your developer must:

• Give you the opportunity to inspect the home before legal completion
• Provide a clear written explanation of your warranty cover and complaints process
• Have a dedicated customer service contact for post-completion issues

NHBC Buildmark warranty The vast majority of new build homes in the UK are covered by the NHBC Buildmark warranty. During the first two years after legal completion, your builder is directly responsible for rectifying defects — including snags — reported to them. The NHBC warranty structure is covered in detail in our separate guide on NHBC Buildmark explained.

UK Consumer Rights Act 2015 If your developer is a trader selling to a consumer (which applies to most new build purchases from housebuilders), the Consumer Rights Act 2015 gives you the right to goods and services that are of satisfactory quality, fit for purpose, and as described. A new home that has been built to a lower standard than the agreed specification may fall short of this standard.

Building Safety Act 2022 For higher-risk buildings — defined under the Act as residential buildings over 18 metres or seven storeys — the Building Safety Act 2022 introduces additional obligations on developers and a longer defect liability period of 30 years for certain structural and fire-safety defects. For most standard new build houses, the Act’s most significant practical effect is an extended right to bring claims for building safety defects.

Professional snagging survey vs DIY snagging

Before compiling your own list, it is worth understanding the difference between a professional snagging survey and a DIY snagging inspection.

Professional snagging survey A professional snagging surveyor — often a chartered surveyor registered with RICS (Royal Institution of Chartered Surveyors), or an independent specialist — carries out a systematic inspection of the property and produces a detailed written report. A typical survey costs between £300 and £600 for a three-bedroom house and may identify 100–200 issues on a new build property. Professional surveyors carry professional indemnity insurance, use calibrated tools, and understand what building regulations compliance looks like at each stage.

If you can afford one, a professional survey is strongly recommended. The report carries more weight in dispute resolution, particularly if matters escalate to the New Homes Ombudsman Service (NHOS) or court.

DIY snagging If budget is a constraint, a thorough DIY inspection is far better than no inspection at all. The checklist below covers every area you should examine. Bring a torch, a phone for photography, a spirit level, and a marble or golf ball (for checking floor levelness). Take photographs of every issue you find, even minor ones.

Whichever approach you take, use an app like Checka to log and timestamp each defect with a photo. This creates an auditable record that is significantly harder to dispute later.

When to snag your new build

Ideally, you should carry out your snagging inspection before legal completion. Some developers resist this, citing site security and insurance as reasons to delay access. However, the Consumer Code for Home Builders requires that buyers are given the opportunity to inspect.

If your developer will not allow access before completion, carry out the inspection as soon as possible after you receive the keys — certainly within the first few weeks. The sooner defects are documented, the easier it is to demonstrate they were pre-existing.

Snagging list: room by room

The following checklist covers the most common snagging items across every area of a new build home. This is not exhaustive — your specific build and specification will determine additional items.

Exterior and site

1. Brickwork or render — cracks, uneven pointing, staining, efflorescence (white salt deposits)
2. Window frames — chips, scratches, gaps in seals, trickle vents present and operational
3. Roof tiles — missing, cracked, or improperly seated tiles; ridge tiles correctly bedded
4. Gutters and downpipes — securely fixed, no sagging, properly connected at joints
5. Fascia and soffit boards — painted consistently, no gaps or splits
6. External doors — open and close without force, locks operate correctly, draught seals intact
7. Driveway and paths — cracking, heaving, drainage outlets unobstructed
8. Fencing and gates — posts plumb, fixings secure, gates hang and latch correctly
9. Landscaping — topsoil depth adequate, grass seeding or turfing complete (check contract)
10. Utility meter boxes — covers fit correctly, labels legible
11. Air bricks or ventilation grilles — unobstructed
12. Garage door — operates smoothly, seals at floor and sides complete

Hallway and stairs

13. Staircase — treads and risers secure, no movement or creaking beyond normal; balustrade secure
14. Handrail — firmly fixed throughout, no gaps or sharp edges
15. Coving and cornices — joins tight, no cracking or gaps at ceiling/wall junction
16. Skirting boards — correctly mitred at corners, no gaps, consistent paint finish
17. Door frames (architraves) — plumb, no gaps, painted consistently

Living room and dining room

18. Walls — paint finish consistent, no drips, runs, or patchwork visible in raking light
19. Ceiling — flat, no sagging, plasterboard joints not visible; no paint drips
20. Flooring — timber: no gaps or raised edges; carpet: correctly stretched, no lifting at seams; tiles: no lippage or hollow sound
21. Windows — all open, close, and lock correctly; glazing bead intact; no condensation between panes
22. Radiators — heat evenly from top to bottom; bleed valves accessible
23. Power sockets — flush to wall, covers undamaged, correctly located per plans
24. TV and data points — in correct locations per specification

Kitchen

25. Cabinet doors and drawers — aligned, operate smoothly, soft-close functioning
26. Handles — all fitted, no movement
27. Worktops — no chips, scratches, or joins that are poorly aligned; overhangs consistent
28. Upstand or splashback — fully sealed at worktop junction, no gaps or chips
29. Sink — sealed at worktop, no movement; waste and overflow functioning
30. Taps — no drips; hot and cold correct positions
31. All appliances — test oven, hob, extractor hood, dishwasher, and any fridge-freezer included in contract
32. Integrated appliances — doors aligned with cabinet doors; hinges adjusted correctly
33. Under-sink plumbing — no damp or moisture

Bathrooms and en suites

This is the highest-risk area. Water ingress is expensive and difficult to remediate.

34. Tiles — tap each tile with a knuckle; any hollow sound indicates a debonded tile that will fail
35. Grout — consistent colour, fully filled, no voids
36. Shower tray or wet room floor — no flex or movement when you stand on it; drain correctly located
37. Shower screen — correctly fixed, seals intact, no chips in glass panels
38. Bath — sealed at wall junction all around, no movement when you press the side panels
39. Waterproofing — you cannot see this directly, but check carefully for any damp patches at wall/floor junctions
40. Basin and vanity — sealed, no movement; taps correctly fitted; cabinet doors aligned
41. Toilet — cistern fills and stops; flush operates on both settings (if dual flush); pan correctly fixed to floor; no movement
42. Extractor fan — operates when light switch is activated; ducted to outside, not into roof void

Bedrooms

43. Built-in wardrobes — doors operate smoothly, shelving at correct heights, hanging rail secure
44. Ceiling rose or light fitting — secure, no gaps at ceiling
45. Windows — trickle vents present, operation correct, fly screens fitted (if specified)
46. Paint finish — check with torch at a raking angle for brush marks and uneven coverage

Laundry and utility room

47. Washing machine plumbing — hot and cold connections correct; waste connected
48. Tumble dryer duct — exits to outside
49. Any cabinetry — same checks as kitchen

Services and systems

50. Boiler — commissioned and paperwork handed over; pressure gauge in normal range; hot water reaching all outlets
51. Central heating — each room heats correctly; thermostatic radiator valves (TRVs) operate
52. Electrical consumer unit — clearly labelled circuits; RCDs present; no exposed wiring
53. Smoke and carbon monoxide detectors — test each one
54. Broadband and data — connection point in agreed location

How to submit your snagging list to your developer

Once you have compiled your list, submit it in writing. Do not rely on verbal conversations.

1. Compile a formal written document — include photographs, descriptions, and locations for each item. Use Checka to generate this report automatically.
2. Send via email and recorded post — email creates a timestamp; recorded post creates a delivery record. Send to your developer’s customer care team, not your sales contact.
3. Set a reasonable deadline — the Consumer Code for Home Builders requires developers to acknowledge complaints promptly and to agree repair timescales. A deadline of 14–21 days for a response is reasonable.
4. Keep all correspondence — this record is essential if matters escalate.

What if your developer refuses to act on snags?

If your developer acknowledges the issues but delays remediation, or refuses to accept liability:

• Year 1 and Year 2: Contact NHBC directly. Under the Buildmark warranty, NHBC operates a Resolution Service for disputes between buyers and builders during the first two years.
• Any time: Contact the New Homes Ombudsman Service (NHOS). This free service, which launched in 2023, can investigate complaints against member developers and order remediation or financial compensation.
• Court: Small claims court (for claims up to £10,000) or county court for larger claims. You do not need a solicitor for small claims.

A dedicated guide covering each of these escalation routes — including what evidence to gather — is available in our separate post on what to do when your builder refuses to fix snags.

Key takeaways

• A snagging list documents every defect in your new build before you formally accept it — completing one is the most important step you can take to protect yourself at handover
• Carry out your inspection before legal completion if your developer allows it; at the very latest, within the first few weeks of receiving your keys
• A professional snagging survey (typically £300–£600) carries more weight in disputes and often uncovers issues a DIY inspection would miss
• The Consumer Code for Home Builders, NHBC Buildmark warranty, and UK Consumer Rights Act 2015 all give you enforceable rights to have defects remediated
• Submit your snagging list in writing with photographs and a response deadline — verbal conversations provide no evidence trail
• If your developer ignores or disputes your list, escalate through NHBC Resolution Service or the New Homes Ombudsman Service before considering legal action