Sarah Mitchell MRICS, Senior Building Surveyor
There's a widely held belief among new build buyers that because the property is new, a survey isn't necessary. After all, it's been built under building regulations supervision, it comes with an NHBC Buildmark warranty, and no one has lived in it before. What could possibly be wrong?
Quite a lot, actually. In the course of my surveying career, I have inspected hundreds of new build properties, and I have yet to produce a snagging list with fewer than thirty items. The average is closer to sixty to one hundred. Serious defects — ones that would be Condition Rating 3 in a standard survey — are far more common than developers would like you to believe.
This article explains what a new build snagging survey involves, what we typically find, and how to use the report to get defects remedied before you move in — when your leverage over the developer is at its greatest.
In This Guide
What Is a New Build Snagging Survey?
A snagging survey is an inspection of a newly built property to identify defects, incomplete works, and items that don't comply with the developer's specification, building regulations, or the warranty standards. The output is a detailed snagging list — a schedule of all identified issues, with descriptions, photographs, and references to the relevant standards where appropriate.
A snagging survey carried out by an RICS-registered surveyor like those at Camden Surveyors is more comprehensive and carries more weight with developers than a self-prepared snagging list. Our surveyors know the standards against which a new build should be judged — NHBC Technical Standards, LABC Building Warranty requirements, the Consumer Code for Home Builders, and the relevant building regulations — and they can identify deficiencies that a non-professional might miss entirely.
Why New Builds Have Defects
The short answer is that new builds are built by people, under time pressure, in a competitive construction market where margins are tight. This creates a predictable set of pressures that lead to defects.
The new build construction sector in the UK has long been criticised — including by the government's own New Homes Ombudsman Service (NHOS) — for delivering homes with unacceptable levels of defects. Research published in 2023 found that 93% of new build buyers reported snags with their new home, and nearly half reported a major problem — including structural defects, water ingress, and services failures.
Camden's new build market is concentrated around the King's Cross and St Pancras regeneration area, the Gray's Inn Road corridor, and various infill sites across the borough. These are often high-value, high-specification developments — which makes it all the more galling when the finish quality doesn't match the marketing brochure.
What We Typically Find
In new build snagging surveys across Camden and Central London, the most frequently identified issues fall into these categories:
Cosmetic Snags
- Poor paint finish — runs, misses, holidays, and uneven coverage
- Scratches and chips to paintwork, worktops, and joinery
- Poorly fitted skirtings, architraves, and door linings — gaps, unsquare mitres
- Tile grout inconsistencies, missing grout, and poorly sealed edges
- Scratches on glass units
- Poorly fitted kitchen units, misaligned doors and drawers
Services Defects
- Poorly balanced heating systems — radiators that don't heat evenly
- Thermostats incorrectly positioned or calibrated
- Ventilation systems not commissioned correctly — fan speeds set too low
- Incomplete electrical installations — sockets not working, lights wired incorrectly
- Water pressure issues
Structural and Building Envelope Issues
- Air tightness failures — draughty windows and doors, gaps in the building envelope
- Poorly installed roof flashings
- Water ingress at window reveals, roof lights, and balconies
- Cracked render
- Settlement cracking in plasterwork (to be expected to some degree but should be monitored)
- Missing or inadequate cavity trays
Regulatory Compliance Issues
These are the most serious findings from a snagging survey, because they represent potential non-compliance with building regulations or warranty standards:
- Incorrect fire separation — missing or inadequate cavity barriers
- Structural elements not built to specification
- Sound insulation below Part E standards
- Thermal insulation gaps affecting energy efficiency
- Stair geometry outside permitted tolerances
When to Commission a Snagging Survey
The ideal time to commission a snagging survey is before legal completion — after the property has been handed over to you by the developer, but before you move in. This is because:
- The property is empty and easier to inspect thoroughly
- The developer still has a strong commercial incentive to resolve defects before completion (they want your money)
- Any defects found before completion can be made a condition of your agreement to complete
Many developers try to prevent independent snagging surveys before completion. If your developer refuses to allow access for an independent survey before legal completion, insist on written confirmation of this refusal and report it to your solicitor. The Consumer Code for Home Builders entitles you to have the home inspected before you are required to complete.
If you're already past completion, a snagging survey is still worthwhile — NHBC Buildmark cover provides protection for defects for two years from legal completion (and structural defects for ten years), and having a professional snagging report strengthens your position considerably when making warranty claims.
NHBC Warranty and Snagging
Most new build properties in the UK come with an NHBC Buildmark warranty (or a similar warranty from a provider such as LABC Warranty, Premier Guarantee, or Build-Zone). It's important to understand what these warranties do and don't cover.
The warranty does not eliminate the developer's own obligations. In the first two years from completion, the developer is legally obliged to repair defects that fall below NHBC Buildmark technical standards. The NHBC warranty provides a backstop if the developer fails to do so — but it's not a substitute for pursuing the developer directly for snagging matters.
The warranty standard for snagging purposes is not "cosmetically perfect" — it's whether the property has been built in accordance with the relevant standards. This is why having a professional snagging survey that explicitly references the NHBC technical standards and building regulations is much more effective than a lay person's list of things that look wrong.
Fire Safety in New Build Blocks
Buyers of new build flats in multi-storey blocks should be particularly alert to fire safety matters in the post-Grenfell regulatory environment. The Building Safety Act 2022 has introduced significant changes to the regulation of higher-risk buildings (buildings over 18 metres or seven storeys), and has implications for buyers of flats in those buildings.
If you're buying a flat in a new-build block over seven storeys in Camden, we strongly recommend requesting the full fire safety information pack from the developer and, where possible, checking the principal contractor's fire safety details with the newly formed Building Safety Regulator before exchange. Your surveyor and solicitor should both be alert to building safety matters in these transactions.
Frequently Asked Questions
Can the developer refuse to let me commission a snagging survey?
They can, and some try to. However, the Consumer Code for Home Builders (CCHB) requires developers to allow purchasers a reasonable opportunity to inspect their new home before they are required to complete. If a developer refuses access for an independent surveyor, note this in writing and discuss it with your solicitor. Most developers, when pressed, will allow access — particularly if you frame the request in terms of your rights under the CCHB.
How many snags should I expect on a new build in Camden?
Based on our experience, the average new build snagging survey in London identifies between 50 and 100 issues. Larger or more complex properties often produce longer lists. The majority of items are cosmetic — paint finishes, poorly fitted joinery, minor tile issues — but typically between five and fifteen items per property will be more significant, relating to services, building envelope, or regulatory compliance.
What if the developer disputes my snagging list?
A professional snagging survey from an RICS-registered surveyor is harder for a developer to dismiss than a self-prepared list, because it references specific standards and provides photographic evidence. If the developer disputes specific items, request their written justification for the dispute and, if necessary, escalate through the NHBC or your warranty provider, or through the New Homes Ombudsman if the developer is a member. For significant disputes, your solicitor can advise on further legal options.
Does my mortgage lender's valuation cover snagging?
No. Your mortgage lender's valuation is for the lender's benefit, to confirm the property provides adequate security for the loan. It is not a snagging survey and does not protect your interests. Even if your lender sends a surveyor to the property, you need your own independent survey for your own protection.
How much does a new build snagging survey cost in Camden?
Our new build snagging surveys typically cost between £400 and £800 depending on the size and complexity of the property. For a flat up to 1,000 sq ft, expect to pay around £400 to £550. For a house, costs typically range from £550 to £800. These costs are a fraction of the value of a typical new build property in Camden, and the potential cost of defects that are not identified and remedied promptly.
Buying a New Build in Camden?
Don't move in without a professional snagging survey. Camden Surveyors provides thorough new build inspections with detailed reports delivered within three working days. Get a free quote today.