New Build Snagging Survey Cost and What the Inspector Checks

A snagging survey is an independent inspection of a newly built home to find unfinished work and functional faults. It is usually done before you complete the purchase so the developer can fix the problems before you move in. Typical 2026 published prices range from £300 to £600, depending on the size of the property.

What snagging means on a new build

Snagging is the process of spotting minor issues in new build homes and putting them right. When a developer builds a house, multiple tradespeople work on the site over many months. This complex process often leaves behind small mistakes, unfinished tasks or cosmetic flaws.

If you are buying a newly built property, you need a different type of inspection than you would for an older house. Home surveys follow three levels set by the Royal Institution of Chartered Surveyors. A Level 1 survey describes condition and flags urgent defects, suiting conventional, newer homes in good condition. A Level 2 survey adds advice on repairs and maintenance, while a Level 3 survey is the most detailed and suits older or altered homes.

New build buyers may choose a snagging survey instead, and you can read more about whether you need a survey when buying a house in our dedicated guide. Standard surveys assess condition and deterioration over time. A snagging survey focuses entirely on how the builder has finished the brand new property and whether everything works as it should.

Snags and defects are not the same

People often use the words snag and defect to mean the same thing, but they have different meanings in the building industry. It helps to know the difference when you speak to your developer or read your inspection report.

Snags are minor or cosmetic issues that do not affect the function or safety of the home. Common examples include paint inconsistencies, small scratches on surfaces or minor scuffs on woodwork.

Defects are more significant problems that can affect how the home works, such as issues with the plumbing or electrical systems.

Most new build homes come with a 10-year warranty and insurance policy starting from the date of legal completion. For the first two years, the builder is directly responsible for fixing the snags and defects you report. After those first two years, the warranty provider takes over and covers structural issues for the remaining eight years.

What a snagging survey costs

Surveyors sell snagging inspections at a fixed fee quoted up front. The price is driven mainly by the size of the property, but the location and the complexity of the checks also play a part.

The table below shows typical 2026 prices for a snagging survey based on the number of bedrooms.

These are typical published prices for 2026, and local quotes will differ.

Most buyers pay between £366 and £480 for a standard inspection, with the overall average sitting at £394. The wider published range spans from £300 to £600. Prices push towards the higher end of this range for larger homes and properties located in London and the South East.

Your right to an inspection before completion

Buying a new build home involves official schemes designed to protect consumers. The most important of these is the New Homes Quality Code. This Code protects buyers of homes from registered developers from the moment of reservation until two years after completion.

The Code includes a 14-day cooling-off period and gives you free access to the New Homes Ombudsman Service. Under section 2.8 of the Code, the developer must give you the opportunity to carry out a pre-completion inspection, or allow you to appoint a suitably qualified inspector to do it for you.

This inspection should take place before the completion date and after the notice to complete has been served. If both you and the developer agree, the inspection can happen even earlier. The completion notice period is usually expected to be at least 14 calendar days.

You must check whether your developer is registered with the New Homes Quality Board. The protections of the Code only apply to homes bought from registered developers. If your builder is not registered, the Code's right to a pre-completion inspection does not apply, so ask the developer early whether it will allow one.

Who can carry out the inspection

If you choose to hire a professional to inspect the property before completion, you cannot send a general tradesperson. The New Homes Quality Code requires you to use a suitably qualified inspector.

To meet this standard, the inspector must be a member of a recognised professional association and be experienced in residential surveying. Accepted professional bodies include CABE, CIOB, ICWCI, RICS or RPSA. You should ask your chosen surveyor to confirm their membership and check their details on the relevant association's website.

The inspector must also hold relevant professional indemnity insurance and work only within their competency. When they inspect the property, they must use the standard NHQB Pre-Completion Inspection Checklist. Under the Consumer Rights Act 2015, any service you pay for must be carried out with reasonable care and skill, and hiring a regulated professional helps ensure you receive a thorough report.

What the inspector checks

A snagging survey is a visual, non-intrusive inspection of the property. The inspector will not lift carpets, move heavy furniture or dismantle plumbing. They will walk through the interior and exterior of the home, checking the quality of the finish and the function of the fittings against the standard checklist.

The inspection covers major elements such as plumbing, heating, brickwork and joinery. The inspector will also look at doors, windows, tiling and whether sockets and switches work.

Common snags the inspector will look for include:

• Radiators that do not heat properly.
• Dripping taps in kitchens or bathrooms.
• Uneven floors or walls.
• Broken, missing or poorly grouted tiles.
• Sockets or switches that do not work.
• Draughts coming through closed windows or doors.
• Lawns that stay waterlogged for more than a day after rain.

It helps to understand that not every flaw counts as a snag. As a new house dries out, the materials shrink and settle, which often causes small cracks to appear in the plaster. Shrinkage cracks narrower than the width of a £1 coin are usually not classed as snags.

When to book it

The best time for a snagging survey is before completion. At this stage, the home is empty and the builder still has staff and materials on site. Finding snags before you move in means the developer can fix the faults before you take ownership.

Because the pre-completion inspection usually happens after the notice to complete is served, and the notice period is usually expected to be at least 14 calendar days, you have a tight timeframe. You should research and choose your surveyor soon after you reserve the home. Once the developer serves the notice to complete, contact the surveyor immediately to lock in a date.

If you arrange the survey online or by phone, the contract normally carries a 14-day cooling-off period. If you ask the surveyor to carry out the inspection within those 14 days to meet the developer's deadline, you will have to pay for the work that has been done even if you cancel the contract later.

Getting snags fixed after you move in

If you miss the chance to have a pre-completion inspection, you can still commission a snagging survey after you move in. The builder remains responsible for fixing snags and defects for the first two years.

A survey after moving in is possible but harder. Once you move your belongings into the property, they get in the way of the inspection. The surveyor will not move your furniture, so they might miss poorly finished skirting boards or missing sealant behind a sofa.

The developer may also argue the damage happened after you moved in. A fault recorded in an inspection before completion is hard to dispute, while the same fault reported after you move in can lead to an argument about who caused it.

Whenever you find an issue, report your snags in writing with photos. Keep records of all contact with the developer, including dates, times and what was agreed. Under the Code, the developer is required to resolve snags and defects within 30 days wherever possible.

If the developer does not put things right

If the developer ignores your list, refuses to fix certain items, or does a poor job of repairing them, you have formal rights to complain.

The New Homes Quality Code sets out a timetable that registered developers should follow when handling a formal complaint:

1. The developer should acknowledge your formal complaint within 5 days.
2. They should confirm the steps they will take and the timescales within 10 working days.
3. The complaint should be resolved within 56 days.

If the developer fails to resolve the issue within 56 days, or if you are unhappy with their final response, you can escalate the matter. The Code gives you free access to the New Homes Ombudsman Service.

The Ombudsman will review your snagging report, your photographs and your written records of contact. If they decide the developer has failed to meet the required standards, they can order the builder to put things right or pay you compensation.

Common questions

Do I need a snagging survey if the lender has done a valuation?

Yes. A mortgage valuation is not a survey. It is a limited check carried out purely for the lender's benefit to ensure the property provides secure backing for the loan. Our guide explains what a mortgage valuation covers. The valuer will not look for cosmetic snags, unfinished work or minor defects.

Will a snagging survey guarantee the property is free of defects?

No survey guarantees a property is free of defects. The inspection is a visual, non-intrusive check of the home on that specific day. The surveyor will not lift floorboards, test underground drains or open up walls, so hidden problems could still emerge later.

Can I do my own snagging list instead of paying a surveyor?

You can write your own list, but a professional surveyor knows exactly what to look for and understands current building standards. They also use the standard NHQB Pre-Completion Inspection Checklist, which registered developers recognise and respect. Hiring a professional removes the emotion and provides an independent, objective report.

Are shrinkage cracks classed as a defect?

In most cases, no. As the wet materials in a new house dry out, the building settles and small shrinkage cracks appear in the plaster. Shrinkage cracks that are narrower than the width of a £1 coin are usually not treated as snags or defects.

Next steps for your new build purchase

To make sure your new home is finished to the correct standard, follow these steps:

• Check whether your developer is registered with the New Homes Quality Board.
• Get two or three like-for-like quotes from surveyors that state the price and the turnaround time for the report.
• Confirm the surveyor belongs to a recognised professional association such as CABE, CIOB, ICWCI, RICS or RPSA and holds professional indemnity insurance.
• Ask the surveyor to confirm they will use the standard NHQB Pre-Completion Inspection Checklist.
• Book the inspection as soon as the developer serves the notice to complete.
• Send the finished snagging report to the developer in writing and keep records of all their replies.

Buying a new build property involves tight deadlines, and finding a qualified professional early makes the process much smoother. When you are ready to book your inspection, you can use our directory to find a surveyor near you who has the right experience and qualifications for the job.