Snagging Checklist (130 Items) | Complete New Build Inspection Guide + Free Printable

Q: When should you do a snagging inspection?

Ideally, carry out a snagging inspection before you legally complete on the property — before you sign the transfer documents and hand over the purchase funds. Many developers resist this and claim they cannot allow access before completion, but you have the right to request a pre-completion inspection. If denied access before completion, carry out your snagging inspection on completion day or within the first few days of moving in, and submit the list to the builder immediately in writing.

Q: How many snags does a new build typically have?

A typical new build property has between 100 and 300 snags depending on the quality of the builder, the size of the property, and how thoroughly the inspection is carried out. Professional snagging surveyors consistently find items that non-professional inspections miss. Common areas for high snag counts are the kitchen (alignment issues, incomplete finishes), bathrooms (silicone gaps, hollow tiles), plastering (surface defects visible only under raking light), and carpentry (misaligned doors, gaps in skirting).

Q: What is the torch test in snagging?

The torch test, also called the raking light test, involves holding a torch or flashlight horizontally against a wall surface and looking along the length of the wall. This technique reveals lumps, hollows, and surface imperfections in plasterwork that are completely invisible under standard flat room lighting. It is the single most effective technique for identifying plastering defects and should be used on every wall and ceiling surface during a snagging inspection.

Q: How do you submit a snagging list to a builder?

Submit your snagging list in writing — email with a read receipt is the most traceable method. Include a clear description of each defect with its exact location (room, wall, specific fitting), a photograph for each item with a date stamp, and a request for written acknowledgement and a schedule of works. Never submit a snag list verbally — oral communication creates no record. Keep copies of everything. The builder is legally obligated to address genuine defects within the NHBC warranty period.

Q: Should you hire a professional snagging surveyor?

For most new build purchases, hiring a professional snagging surveyor is worth the cost. Professional snaggers carry specialist equipment including damp meters, socket testers, and thermal imaging cameras, and they know exactly what to look for in every room and system. They typically find significantly more issues than a self-conducted inspection, and their written reports carry more weight with developers than a buyer's personal list. Professional snagging surveys typically cost £300 to £600 for a standard house.

Q: What is not covered by snagging?

Snagging covers defects present at the time of completion — not damage caused by the new occupant after moving in, wear and tear from normal use, or decorative preferences. It also does not cover minor natural movement in timber that occurs in all new properties as they dry out and settle, which can cause minor cracking at plasterboard joints. However, significant cracking, gaps in skirting, and sticking doors caused by settlement within the first two years of the NHBC builder's responsibility period are legitimately the builder's obligation to address.

Q: What documents should you receive when completing on a new build?

On completion of a new build you should receive: the NHBC Buildmark warranty (or equivalent), Building Regulations completion certificate, Gas Safe commissioning certificate for the boiler, electrical installation certificate, all keys including window and garage keys, all appliance manuals and warranty cards, paint codes used in each room, the confirmed site plan matching your legal title, and any EPC documentation. Request the paint specification specifically — most developers will not offer it unless asked.

Buying a new build property is one of the largest financial transactions most people will ever make, and it comes with a guarantee that most buyers underuse: the builder’s legal obligation to deliver the property in a complete and defect-free condition. A snagging inspection is the mechanism through which you hold them to that obligation. The average new build has between 100 and 300 identifiable defects at the point of completion — and the vast majority of buyers find significantly fewer because they do not know what to look for.

This checklist covers all 130 inspection points across every area of a new build property — exterior, hallway, living room, kitchen, bedrooms, bathrooms, electrics, heating, and the documentation you are legally entitled to receive. Work through it systematically, room by room, photographing every defect and submitting the full list to your developer in writing before or immediately after completion.

Table of Contents

The Torch Test and the Tile Hollow Test — Two Techniques Every Buyer Needs

The torch test is the single most important technique in any snagging inspection, and the one most buyers skip entirely. Hold a torch or flashlight horizontally against a wall surface and look along the length of the surface — any bump, hollow, or ridge in the plasterwork that was invisible under normal flat lighting becomes immediately apparent. Plastering defects are among the most common snags in new builds and among the most commonly missed by buyers doing their own inspection without this technique. Use it on every wall and ceiling in the property.

The tile hollow test is equally important in bathrooms and anywhere tiles are fitted. Tap each tile firmly with a coin or your knuckle — a tile that has bonded correctly to the adhesive produces a solid sound, while a tile where the adhesive has failed produces a noticeably hollow sound. Hollow tiles have not bonded to the substrate and will eventually crack under normal use, allowing water to penetrate behind the tiling. In a bathroom, this is a significant defect that must be addressed by the builder before you accept the property.

Socket Testing and Submitting Your Snag List

Every electrical socket in the property should be tested with a plug-in socket tester — an inexpensive device available at any DIY store that tests for correct wiring, earth presence, and polarity in seconds. Faulty wiring in new builds is more common than most buyers expect, and it is entirely invisible to the naked eye. Without a socket tester, a wiring fault will go undetected until it causes a problem that is significantly more difficult and expensive to address. Test every socket, record any that fail, and include them in your written snag list.

Your snag list must be submitted in writing — email with a read receipt is the most traceable method. Include the exact location of each defect (room name, which wall, which fitting), a factual description of the issue, and a date-stamped photograph for each item. Request written acknowledgement of receipt and a schedule of works. Never submit verbally — an oral snag report creates no legal record, and developers are experienced at claiming they have no knowledge of verbally reported items. Keep copies of everything you send and receive.

Frequently Asked Questions

What is a snagging inspection?+

A snagging inspection is a detailed survey of a new build property to identify defects, incomplete work, and substandard finishes before or shortly after legal completion. Every item that needs to be corrected is a “snag.” Most new builds in the UK carry a 10-year NHBC Buildmark warranty — the first 2 years are the builder’s responsibility period during which they must address all reported defects at no cost to you.

When should you do a snagging inspection?+

Ideally before you legally complete — before signing the transfer documents and handing over funds. Many developers resist pre-completion access, but you have the right to request it. If denied, carry out your inspection on completion day or within the first few days of moving in and submit the list in writing to the builder immediately. Time matters: the builder’s 2-year responsibility period begins on completion.

How many snags does a new build typically have?+

Between 100 and 300 items depending on the builder, property size, and inspection thoroughness. Professional snagging surveyors consistently find significantly more items than self-conducted inspections. High snag count areas are typically: the kitchen (cabinet alignment, incomplete finishes), bathrooms (silicone gaps, hollow tiles), plastering (defects only visible under raking light), and carpentry (misaligned doors, gaps in skirting).

What is the torch test in snagging?+

Hold a torch or flashlight horizontally against a wall surface and look along the length of the wall. This raking light technique reveals lumps, hollows, and surface imperfections in plasterwork that are completely invisible under standard flat room lighting. It is the single most effective technique for identifying plastering defects — use it on every wall and ceiling surface.

How do you submit a snagging list to a builder?+

In writing only — email with read receipt is the most traceable method. Include each defect’s exact location, a clear description, and a date-stamped photograph. Request written acknowledgement and a schedule of works. Never submit verbally — written communication is your legal record. Keep copies of everything. The builder must address genuine defects within the NHBC warranty period.

Should you hire a professional snagging surveyor?+

For most new build purchases, yes. Professional snaggers carry specialist equipment including damp meters, socket testers, and thermal imaging cameras, and their written reports carry more weight with developers. They typically find significantly more items than a self-conducted inspection. Professional surveys typically cost £300 to £600 — a small amount relative to what they can find and what fixing hidden defects later would cost.

What is not covered by snagging?+

Snagging covers defects at completion — not damage caused by you after moving in, normal wear and tear, or decorative preferences. Minor natural timber movement causing small plasterboard joint cracks is expected in new builds as properties dry out and settle. However, significant cracking, sticking doors, and gaps in skirting caused by settlement within the first 2 years of the NHBC builder’s responsibility period are legitimately the builder’s obligation to address.

What documents should you receive when completing on a new build?+

NHBC Buildmark warranty (or equivalent), Building Regulations completion certificate, Gas Safe commissioning certificate, electrical installation certificate, all keys, all appliance manuals and warranty cards, paint codes for each room, confirmed site plan matching your legal title, and EPC documentation. Request the paint specification specifically — most developers will not provide it unless asked.

🔧 Snagging Inspection Tools We Recommend

The tools that make a self-conducted snagging inspection more thorough — all available on Amazon.

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Plug-In Socket Tester

Tests every electrical socket for correct wiring, earth presence, and polarity in seconds. A non-negotiable snagging tool — faulty wiring is invisible to the naked eye and extremely common in new builds. Test every socket in the property.

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Powerful LED Torch / Flashlight

A bright, focused LED torch is essential for the raking light test on walls and ceilings — the single most effective technique for finding plastering defects. Also useful for inspecting cavities, under sinks, and dark corners.

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Spirit Level (600mm)

A 600mm spirit level checks kitchen worktops, radiators, shelving, and kitchen units for level. Unlevel worktops affect drainage and appliance fit — a common and addressable snag when caught early.

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Digital Damp Meter

A damp meter detects moisture behind walls and under floors that is invisible to the naked eye — particularly important around bathroom areas, external walls, and under windows. One of the most common professional snagging tools.

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Clipboard with Storage

A clipboard with internal storage for your printed checklist, site plans, and notes. Working systematically room by room with a physical checklist is more reliable than trying to photograph and note everything on a phone simultaneously.

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Laser Distance Measure

A laser measure lets you verify room dimensions against the approved drawings quickly and accurately. It is uncommon but documented that rooms are occasionally built slightly smaller than specified — measure at least one dimension per room.

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