Buying a new build home in Surrey feels like the safe option – everything is brand new, under warranty, and built to modern standards. So why would you need a survey? Esher Surveyors finds an average of 100 defects per new build inspection. From cracked tiles and uneven floors to missing insulation and drainage faults, new build properties regularly leave completion with significant issues. A professional snagging survey puts you in control – and keeps your developer accountable.
What Is a Snagging Survey?
A snagging survey (also called a new build inspection or new homes survey) is a thorough check of a newly constructed property, designed to identify any defects, incomplete work, or items that fall below the required standard. Unlike a standard RICS homebuyer survey, a snagging inspection is specifically designed for new-build homes and focuses on the quality of construction and finish.
The term "snagging" comes from the construction industry, where a "snag" is any item that needs fixing before a job is considered complete. On a new build development, the developer's own site manager will typically carry out a cursory check – but their interests are not aligned with yours. An independent RICS surveyor will give you a truly objective and comprehensive assessment.
Why New Build Properties Have Defects
Despite being brand new, modern housing developments are frequently delivered with significant numbers of defects. The reasons are structural to the industry:
- Tight build schedules: Developers face commercial pressure to complete units and recognise revenue. Workmanship suffers when trades are rushed.
- Multiple subcontractors: Modern construction involves dozens of specialist contractors. Coordination failures mean items are missed or poorly finished.
- Insufficient quality control: Internal snagging by the developer's own team is often superficial.
- Weather and seasonal factors: Properties completed during poor weather may have moisture ingress issues or incomplete external works.
- High demand environments: In popular areas like Surrey, developments sell fast and builders have little commercial incentive to delay for quality.
What Does a Snagging Survey Cover?
Esher Surveyors carries out a methodical, room-by-room inspection of every accessible element of the new build property, including:
External Inspection
- Brickwork and pointing quality
- Render and external cladding finish
- Roof coverings, ridge tiles, flashings, and guttering
- Windows and external doors – operation, seals, and glazing
- Driveway, paths, and external steps
- Garden drainage and soakaways
- Meter boxes and external services
Internal Inspection
- All plastered walls and ceilings – cracks, blow spots, and finish quality
- Flooring – level, secure, and undamaged
- Staircase – structural integrity, balustrades, and finish
- Doors and windows – operation, alignment, draught seals
- Kitchen – fitting, finish, appliance operation
- Bathrooms – tiling, grouting, seals, sanitary ware installation
- Electrical – sockets, switches, light fittings, consumer unit
- Plumbing – all visible pipework, pressure, and drainage
- Heating system – boiler, radiators, thermostats
- Loft space – insulation, structure, and ventilation
- Air tightness and thermal bridging observations
Typical Defects Found on New Build Snagging Surveys
Based on Esher Surveyors' extensive experience of new build inspections across Surrey, here are the most common defects found:
| Category | Common Defects | Frequency |
|---|---|---|
| Decoration | Paint runs, missed areas, poor cutting-in, scratches | Very high |
| Plaster/dry lining | Cracks, blown areas, poor joints, nail pops | High |
| Joinery | Sticking doors, poor fitting, gaps, missing ironmongery | High |
| Tiling | Uneven tiles, poor grouting, cracked tiles, missing silicone | High |
| Windows | Poor seals, misting double glazing, difficult operation | Medium |
| External | Poor pointing, blocked gutters, unfinished landscaping | Medium |
| Electrical | Loose sockets, poor positioning, missing plates | Medium |
| Drainage | Slow drainage, poor falls, blocked gullies | Medium |
| Structural | Missing insulation, inadequate cavity fill, air gaps | Lower |
Industry Statistics
A 2023 survey by the Home Builders Federation found that 98% of new build buyers reported defects after moving in, and 25% said the quality of finish was not as expected. Independent snagging surveys catch these issues before they become your problem to fix.
When Should You Get a Snagging Survey?
Timing is critical. The ideal window is after the property has been legally exchanged but before legal completion. This gives you maximum leverage: any identified defects can be formally submitted to the developer for rectification before you move in, and before your legal completion creates pressure to overlook issues.
If this is not possible (some developers resist access before completion), instruct a snagging survey within the first two years of ownership. This is the period during which the developer's warranty (typically NHBC Buildmark or equivalent) obligates them to fix defects. After year two, the developer's obligation diminishes significantly.
The Two-Year Warranty Period
Under most new build warranties (NHBC Buildmark, LABC, Premier Guarantee), the developer is responsible for fixing defects notified within the first two years. Between years 3 and 10, the warranty covers major structural defects only. Getting a snagging survey done promptly means you can submit a comprehensive defect list to the developer while they are still legally obligated to act.
Can the Developer Refuse Access for a Snagging Survey?
Developers sometimes refuse access to independent surveyors before completion. They are legally entitled to do this – but you can still commission a snagging survey after completion. Some developers' contracts attempt to restrict access during a "settling in" period; check your contract carefully with your solicitor.
Esher Surveyors recommends being firm about your right to independent inspection. A developer who strongly resists independent survey access is often one with something to hide.
How to Use Your Snagging Report
- Submit formally: Send the full snagging report to the developer's customer care team in writing (email and recorded post) with a clear request for rectification.
- Set a deadline: Request confirmation of a rectification programme within 14 days and completion within a reasonable timeframe.
- Follow up in writing: All communications should be in writing. Keep a full paper trail.
- Escalate if necessary: If the developer is unresponsive, escalate to the new homes ombudsman or your warranty provider's dispute resolution service.
- Re-inspect: Once the developer has carried out remediation, consider a follow-up inspection to confirm all items have been adequately addressed.
"Esher Surveyors found 127 defects on our new build – from missing insulation in the loft to a kitchen that wasn't level. The developer fixed everything. We'd never have known without the survey."
Snagging Survey Cost in Surrey
A professional snagging survey by Esher Surveyors typically costs between £300 and £600 depending on property size. For a new build valued at £500,000–£1,000,000 (common in Surrey), this represents a tiny fraction of the purchase price and can save you thousands in remediation costs and time dealing with developer disputes.
Frequently Asked Questions
A snagging survey is a professional inspection of a newly built property to identify defects, incomplete work, and items below the required standard. Carried out by an independent RICS surveyor, it gives you an objective list of issues to submit to the developer for rectification under the new homes warranty.
Professional snagging surveys typically find between 70 and 150 defects on an average new build property. These range from minor cosmetic issues (paint runs, scratches) to more significant problems with doors, drainage, insulation, and heating systems.
Ideally before legal completion – giving you maximum leverage with the developer. If that is not possible, instruct the survey within the first two years of ownership while the developer's warranty obligation to fix defects remains fully in force.
During the first two years, developers are contractually obligated under the NHBC Buildmark warranty to fix defects notified to them. The quality of response varies between developers, but a formal written defect report from an independent RICS surveyor carries significantly more weight than verbal complaints or your own list.
Yes. The NHBC warranty covers structural defects and certain major defects, but only protects you if you formally notify the issues. An independent snagging survey ensures you identify and document all defects systematically, maximising your protection under the warranty terms.
A thorough snagging survey typically takes 3–5 hours on site depending on property size. The written report is usually delivered within 2–3 working days, with a full itemised list of defects with photographs and recommendations.
Buying a New Build in Surrey?
Don't move in without an independent snagging survey. Esher Surveyors protects new build buyers across Surrey with thorough, professional inspections.
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