Buying a brand-new home is exciting, but new doesn't always mean perfect. Despite NHBC warranties and building regulations, new build properties frequently have defects—known as "snags"—that need addressing before you move in. A professional snagging survey identifies these issues while builders are still legally obligated to fix them. This comprehensive guide explains everything Essex new build buyers need to know about snagging surveys.
What Is a Snagging Survey?
A snagging survey (also called a new build inspection or pre-completion survey) is a detailed examination of a newly built property to identify defects, incomplete work, and issues that don't meet building regulations or the expected quality standards.
Key purposes:
- Identify construction defects before completion
- Ensure all work meets building regulations
- Document issues for the builder to rectify
- Protect your warranty rights
- Ensure you get what you paid for
Why New Builds Need Snagging Surveys
The Myth of "Perfect" New Builds
Many buyers assume new builds come perfect and don't need surveys. This is dangerously incorrect. Our experience surveying hundreds of new builds across Essex reveals:
Snagging Survey Statistics (Essex New Builds 2024)
- 98% of new builds have at least some snags
- Average snags per property: 80-150 items
- Serious defects found: 1 in 5 properties
- Value of corrections: £2,000-£8,000 average
- Properties without snags: Less than 2%
Why So Many Snags?
- Rushed construction: Developers under pressure to meet completion deadlines
- Multiple subcontractors: Different trades working simultaneously with varying quality standards
- Cost-cutting measures: Builders using cheapest materials and labor to maximize profits
- Lack of supervision: Site managers overseeing multiple developments simultaneously
- Volume building: Large housing estates built quickly with emphasis on speed over quality
Common Snags in Essex New Builds
Based on our extensive experience surveying new builds in Brentwood, Chelmsford, Basildon, and across Essex, these are the most frequent issues:
1. Cosmetic Defects (Most Common)
- Poorly finished paintwork: Drips, brush marks, uneven coverage, overspray
- Damaged or poorly fitted skirting boards: Gaps, split timber, incorrect angles
- Scratched or chipped tiles: Kitchen, bathroom, and floor tiles damaged during construction
- Cracked plaster or plasterboard: Poor finishing or settlement cracks
- Silicone issues: Messy application around baths, showers, and kitchen units
- Damaged door frames: Chips, dents, scratches from construction traffic
Why it matters: While cosmetic, these issues affect your enjoyment and property value. Fixing them post-completion costs hundreds or thousands.
2. Plumbing Problems
- Leaking connections: Under sinks, toilets, radiators
- Poor water pressure: Incorrectly balanced system
- Drainage issues: Slow-draining sinks, baths, showers
- Incorrectly fitted toilets: Not sealed properly, rocking, or leaking
- Missing or inadequate pipe insulation: Risk of frozen pipes in winter
- Radiators not working: Air locks, incorrect installation, faulty valves
Repair cost if missed: £200-£2,000 depending on severity
3. Electrical Defects
- Sockets not working: Poor connections or faulty installation
- Switches in wrong locations: Don't match floor plans
- Light fittings incorrectly installed: Loose, incorrectly wired, or damaged
- No earth bonding: Serious safety issue in bathrooms
- Consumer unit issues: Incorrectly labeled circuits, loose connections
- External sockets not weatherproof: Water ingress risk
Severity: Can be serious safety issues requiring immediate attention
4. Windows and Doors
- Poorly fitted windows: Draughts, water ingress, won't open/close properly
- Damaged seals on double glazing: Misting between panes
- Scratched glass: Construction damage to windows or doors
- Doors not closing properly: Misaligned, sticking, or requiring excessive force
- Missing or broken door furniture: Handles, locks, closers not fitted correctly
- Gaps around door frames: Allowing draughts and heat loss
5. Kitchen and Bathroom Issues
- Poorly fitted kitchen units: Doors not aligned, drawers sticking, wonky worktops
- Appliance problems: Not working, incorrectly installed, damaged
- Damaged worktops: Chips, scratches, poor joins
- Grouting issues: Missing grout, cracked grout, poorly finished
- Shower door problems: Leaking, not fitted square, damaged seals
- Ventilation inadequate: Extractor fans not working or incorrectly ducted
6. External Defects
- Incomplete landscaping: Missing turf, poor drainage, unfinished paths
- Fence panels missing or damaged: Not to specification
- Drainage problems: Standing water, blocked gullies, incorrect falls
- Render issues: Cracks, poor finishing, incorrect specification
- Driveway defects: Poor surface finish, inadequate drainage, cracking
- Roof issues: Missing tiles, poor flashing, inadequate ventilation
When to Book Your Snagging Survey
Ideal Timing: Pre-Completion Inspection
Best time: 2-4 weeks before your completion date, when the property is substantially finished but before legal completion.
Why this timing?
- Builder still has legal obligation to fix all issues before completion
- You can delay completion if serious issues aren't rectified
- Leverage to ensure everything is perfect before you take ownership
- Can negotiate retention of funds if defects aren't fixed
Alternative: Post-Completion Inspection
Timing: Within first 2 years of purchase (during defects liability period)
Still valuable because:
- Builder must fix defects during defects liability period (usually 2 years)
- Documents all issues for warranty claims
- Identifies problems before NHBC warranty period expires
⚠️ Limitation: Less leverage as you've already completed—builder can delay or dispute fixes
Essex New Build Developments: Planning Ahead
Major Essex developments where we recommend early snagging surveys:
- Brentwood Town Centre regeneration: Multiple developers, varying quality
- Chelmsford growth areas: Beaulieu Park, Channels, Great Leighs
- Basildon new quarters: Large-scale volume builds
- Harlow Garden Town: Extensive new development
- West Horndon: Large commuter village expansion
The Snagging Survey Process
Step 1: Booking Your Survey
- Contact surveyor as soon as you have a completion date
- Provide property address and developer details
- Confirm access arrangements (usually via developer)
- Receive fixed-price quotation: typically £300-£600 for standard homes
Step 2: The Inspection (2-4 hours)
Our chartered surveyors conduct a comprehensive room-by-room inspection:
- Visual examination: Every surface, fitting, and finish
- Functional testing: All windows, doors, switches, sockets, taps, appliances
- Quality assessment: Comparing finish to specification and building regulations
- Photography: Documenting every defect for the builder
- Notes: Detailed descriptions of each issue and location
Step 3: The Snagging Report (Delivered Within 48 Hours)
You'll receive a comprehensive report including:
- Executive summary: Number of snags, severity categories
- Room-by-room breakdown: Every issue by location
- Photographs: Visual evidence of each defect
- Severity ratings: Critical, major, moderate, minor
- Recommendations: What must be fixed before completion
- Builder-ready format: Can be sent directly to developer
Step 4: Negotiation with Builder
- Send report to developer/site manager
- Request written commitment to fix all issues
- Agree timescales for remedial works
- Consider withholding funds for serious issues
- Arrange reinspection after corrections
Understanding NHBC Warranties
What NHBC Warranty Covers
Most new builds come with 10-year NHBC (National House Building Council) warranty:
- Years 1-2 (Builder's Defects Period): Builder must fix all defects in materials and workmanship
- Years 3-10 (Structural Warranty): NHBC covers major structural defects only
⚠️ Important: NHBC Limitations
NHBC warranties do NOT cover:
- Cosmetic defects after 2 years
- Normal wear and tear
- Minor defects after defects period
- Issues you don't report promptly
This is why snagging surveys within the first 2 years are crucial—it's your only chance to fix minor issues at builder's expense.
Alternative Warranties
- Premier Guarantee: Similar to NHBC, 10-year coverage
- LABC Warranty: Local Authority Building Control warranty
- BuildZone (Checkmate): Alternative warranty provider
Cost of Snagging Surveys in Essex
Typical Snagging Survey Costs (2024)
| Property Type | Survey Cost | Inspection Time |
|---|---|---|
| 1-2 Bed Apartment | £300-£400 | 1.5-2 hours |
| 2-3 Bed House | £350-£500 | 2-3 hours |
| 4 Bed House | £450-£600 | 3-4 hours |
| 5+ Bed House | £550-£800 | 4+ hours |
| Re-inspection (Post-Fixes) | £150-£250 | 1-2 hours |
💡 Return on Investment
A £400 snagging survey identifying 100 defects provides exceptional value. Getting the builder to fix these issues is worth £2,000-£5,000+ in repairs you'd otherwise pay for yourself. The survey typically pays for itself 5-10 times over.
Real Essex New Build Snagging Stories
Case Study 1: Brentwood New Build Apartment
Property: 2-bed apartment, £425,000
Survey Cost: £380
Snags Found: 127 issues including leaking shower, damaged kitchen worktop, 15 non-working electrical sockets, poor paintwork throughout
Outcome: Builder initially reluctant but buyer withheld 5% of completion funds (£21,000). All snags fixed within 4 weeks. Buyer saved estimated £4,500 in repairs.
Case Study 2: Basildon New Build House
Property: 4-bed detached, £380,000
Survey Cost: £520
Snags Found: 93 issues including serious drainage problem in garden, cracked render, poorly fitted windows allowing draughts
Outcome: Survey revealed drainage system hadn't been connected properly—would have cost £3,000+ to fix after completion. Builder rectified everything during defects period.
Case Study 3: Chelmsford Development
Property: 3-bed semi-detached, £365,000
No Survey Commissioned
Outcome: Buyers moved in and discovered 80+ snags including leaking bathroom, damaged flooring, incomplete garden. Builder claimed issues were "pre-existing" and refused to fix. Buyers spent £3,200 on repairs that should have been covered. Lesson: Always get a snagging survey before completion.
Frequently Asked Questions
Don't builders have their own quality inspections?
Yes, but these are conducted by employees or contractors working for the developer—they have a vested interest in passing properties quickly. An independent snagging survey by a qualified surveyor provides an unbiased assessment protecting your interests, not the builder's.
Will getting a snagging survey upset my builder?
Reputable builders expect and respect professional snagging surveys—it's part of the normal process. If a builder discourages you from getting an independent inspection, that's a red flag suggesting they know there are problems. You have every right to ensure your £300,000+ investment is built correctly.
Can I do my own snagging inspection?
You can, but you'll likely miss many defects—especially technical issues with plumbing, electrics, and building regulations compliance. Professional surveyors have trained eyes, know what to look for, and understand building standards. Their reports also carry more weight with builders than homeowner lists.
What if the builder refuses to fix snags?
If the survey is done pre-completion, you can withhold funds or delay completion until serious issues are fixed. Post-completion, you can escalate through the builder's customer service, then to their warranty provider (NHBC, etc.), and ultimately through legal channels if necessary. Most builders prefer to fix issues rather than damage their reputation.
How long does the builder have to fix snags?
During the defects liability period (usually 2 years), builders must fix defects within a "reasonable time"—typically 30-90 days depending on severity. Urgent issues (no heating, leaks) should be addressed within days. Non-urgent cosmetic issues may take longer. Get timescales agreed in writing.
Should I attend the snagging inspection?
It's beneficial to attend—you'll learn about your new home, understand the issues firsthand, and can ask questions. However, it's not essential; the surveyor will document everything comprehensively. If you do attend, let the surveyor work systematically without interruption for best results.
What's the difference between a snagging survey and a full building survey?
Snagging surveys focus on finish quality, functionality, and defects in brand-new properties. Building surveys (RICS Level 3) assess structural condition, materials, and long-term issues—they're designed for older properties. For new builds, a snagging survey is appropriate and more cost-effective (£300-£600 vs £700-£1,500).
Can I get a mortgage retention based on snagging issues?
For serious defects, yes. If your snagging survey reveals significant issues (structural problems, incomplete work, safety concerns), your solicitor can negotiate a retention—typically 5-10% of purchase price held back until issues are fixed. This provides strong leverage to ensure builder completes all remedial work.
Major Essex Developers: What to Expect
Based on our extensive experience surveying new builds from various developers across Essex:
Volume National Builders
- Persimmon, Barratt, Taylor Wimpey: Expect 80-120 snags per property; good customer service for fixes but variable site quality
- Bellway, Countryside: Generally good build quality; 60-90 snags typical
- Redrow: Higher-end builds; 40-80 snags average; better finishing standards
Local/Regional Developers
- Quality varies significantly
- Smaller sites often have better supervision
- Personal relationships with directors can help with issue resolution
Protect Your New Build Investment
Don't assume "new" means "perfect." Our professional snagging surveys have saved Essex buyers thousands of pounds by identifying defects before completion. We provide comprehensive, builder-ready reports within 48 hours.
Professional snagging surveys from £300 | Fast turnaround | Expert documentation
Accredited under CIOB, RICS and/or RPSA
Book Your Snagging Survey