If you are buying a brand new home, you do not usually need a full home survey. A new home warranty offers important protection, but it is not an inspection of the property before you move in. A snagging survey before completion is the useful check to book to ensure everything is finished correctly.
Do you need a surveyor for a new build
Many buyers wonder do you need a surveyor for a new build when the property comes with a long warranty. It is easy to assume a freshly built house will be flawless, but a warranty is not an inspection.
Citing a 2025 Home Builders Federation survey, the Home Owners Alliance noted in 2026 that 93.7% of new build buyers reported problems after moving in.
A traditional house survey looks for structural movement, damp and major decay in older buildings. Which? says you will not need a fully-fledged house survey on a new-build home.
Instead, buyers of brand new properties hire an inspector to carry out a snagging survey. This is a specialised inspection designed to catch unfinished elements and cosmetic defects before you settle in. Identifying these faults early means you can ask the developer to put them right while they are still on site.
If an issue goes unnoticed and develops into something worse, it could cost a homeowner a significant amount when the home is out of warranty. Booking a professional check gives you a clear list of items for the builder to resolve.
What an NHBC Buildmark warranty covers and excludes
Many new homes are sold with a 10-year warranty, and NHBC is one provider. NHBC Buildmark is a 10-year warranty and insurance cover for newly built or newly converted homes.
The cover is split into two distinct periods. The builder warranty period covers the first two years from the date of legal completion. During this initial timeframe, the builder warranty applies.
From year three to year 10, NHBC provides insurance cover until the expiry of the policy.
A new home warranty does not cover everything. Exclusions include gradual deterioration, wear and tear, neglect and failure to undertake appropriate maintenance.
There is also a minimum claim value. If your claim is valid and meets the minimum claim value, you will not have to pay anything towards the cost of repair. The minimum is shown on your policy certificate and schedule.
It is important to read your own policy documents carefully. Not every new build has an NHBC warranty, and other warranty providers exist, so read your own policy documents.
For NHBC Buildmark, these are the exclusions and limits to look for in your own policy documents:
- Gradual deterioration
- Wear and tear
- Neglect
- Failure to undertake appropriate maintenance
- Claims below the minimum claim value shown on your policy certificate and schedule
Snagging survey or home survey
When deciding how to inspect your new property, you must choose the right type of report. The choice usually comes down to a snagging survey or a standard RICS home survey.
If you are buying a newly built property directly from the developer, Which? states that you will not need a fully-fledged house survey. A snagging survey is optional and identifies mostly cosmetic issues and unfinished elements in a new home so you can raise them with the builder.
A snagging inspector identifies defects and unfinished elements in a new home so you can raise them with the builder. Which? says a snagging survey is optional and identifies mostly cosmetic issues. Because it is a separate check from the warranty, it is worth considering even when the home has Buildmark cover, and the report gives you a clear list to put to the developer. You can read more about new build snagging survey costs.
An RICS home survey is very different. As the official RICS consumer guide explains, Level 1 suits a conventional house, flat or bungalow built from common materials in good condition. Level 2 suits conventional properties in reasonable condition, and adds advice on repairs and maintenance.
For a brand new home, Which? says a snagging survey is the optional check that identifies mostly cosmetic issues, rather than a full house survey.
Your right to a pre-completion inspection
The New Homes Quality Code gives buyers the opportunity to undertake a pre-completion inspection of the new home. You can do this either yourself or through a suitably qualified inspector.
This right applies when you buy from a developer that has adopted the Code. It means you can send a snagging inspector in before completion.
The Code also introduces several other important consumer rights to ensure fair treatment throughout the buying process.
The main protections under the New Homes Quality Code include:
- A 14-day cooling-off period on reservations
- Protection running from reserving your home until two years after completion
- The right to a pre-completion inspection by a qualified professional
- Free access to the New Homes Ombudsman Service
The Code gives you free access to the New Homes Ombudsman Service when you buy from a developer that has adopted it.
What a snagging survey costs and who to hire
Snagging surveys are sold at a fixed fee quoted up front. Which? says the cost depends on the size of the property.
The table below shows typical 2026 price ranges for a snagging survey. Each is a separate range, so read them side by side rather than merging them into one.
|
Estimate |
Typical 2026 price range |
|---|---|
|
Compare My Move |
£366 to £480 (average £394) |
|
Home Owners Alliance |
£350 to £600 |
|
Which? |
£300 to £600 |
These are typical ranges, not quotes, and local quotes will differ. Always get two or three like for like quotes before booking to compare the level of detail and the turnaround time.
Check an inspector's credentials. Look for the letters AssocRICS, MRICS or FRICS after a surveyor's name, and the words RICS Regulated for the firm. You can confirm both on the RICS Find a Surveyor service. The RPSA is another recognised body for residential surveyors with its own survey products.
RICS regulated firms must have a complaints handling procedure, give consumers free access to an independent alternative dispute resolution provider, and hold professional indemnity insurance. Under the Consumer Rights Act 2015, a service must be carried out with reasonable care and skill.
Services arranged online or by phone normally carry a 14-day cooling-off period. If you ask for the work to start inside it to meet your completion deadline, you pay for what has been done if you decide to cancel.
When to book your inspection
The best time to book your snagging survey is as soon as the developer gives you a fixed date for legal completion. If the developer has adopted the New Homes Quality Code, you should arrange for your inspector to visit during the specific pre-completion window.
Ask the developer when the inspection window is and who will let your inspector in. Put the request in writing, and ask your conveyancer to check that the date fits with your completion date.
If your developer does not allow a pre-completion inspection, you can still book one after you move in. You have the first two years from the date of legal completion to report defects to the builder under the warranty.
It is better to report defects to the builder as soon as you can, because the builder warranty period is the first two years from legal completion.
If the home is not brand new
Not every new build on the market is completely brand new. You might be buying a property that was built four or five years ago. In this case, the home will still have several years remaining on its 10-year warranty, but the initial two year builder warranty period will have expired.
For these slightly older homes, a snagging survey may no longer fit, so ask your surveyor which survey suits the property. Check how many years remain on the warranty and read the policy documents, because the builder warranty period covers only the first two years from legal completion.
Instead, you should consider a standard RICS home survey. A Level 1 survey describes the condition and flags risks and urgent defects, which suits conventional, newer homes in good condition. If the house looks immaculate and has not been altered, this might be enough.
A Level 2 survey is a visual, non-intrusive inspection that suits conventional homes in reasonable condition, adding advice on repairs and maintenance. If the previous owners added an extension or the property looks tired, this level provides more detail. If you are unsure which one fits best, read the guide on choosing a level 2 or level 3 survey.
Common questions
Is a mortgage valuation the same as a survey?
A mortgage valuation is not a survey. It is a limited check carried out purely for the lender to confirm the property is worth the amount you want to borrow. It will not list cosmetic snags, unfinished work or minor defects for you to give to the builder.
Can I do my own snagging inspection?
If you buy from a developer that has adopted the New Homes Quality Code, you are allowed to inspect the property yourself before completion. A professional inspector brings experience of what to look for, but an inspection is only as good as the inspector, so check their credentials.
Will the builder fix everything on the snagging list?
Snagging identifies defects and unfinished elements so you can raise them with the builder. How the builder responds depends on the developer, so keep a written record of what you report.
Do I pay for repairs under the NHBC warranty?
The first two years from legal completion are the builder warranty period. From year three to year 10, the NHBC insurance cover applies. If your claim is valid and meets the minimum claim value shown on your certificate, you will not have to pay anything towards the cost of the repair.
Next steps for your new home
Buying a new build is exciting, but you must protect your investment before you hand over the money. Relying purely on the warranty means you might miss the chance to get unfinished work sorted quickly.
Follow these steps to ensure your new home is finished to the standard you paid for:
- Ask the developer whether it has adopted the New Homes Quality Code
- Request a copy of the warranty policy documents and check the minimum claim value
- Confirm your date for legal completion and ask for a pre-completion inspection window
- Get two or three fixed fee quotes for a professional snagging survey
- Book the inspector to visit before you complete or as soon as possible after moving in
- Hand the finished report to the developer and agree a timeline for the repairs
If you are ready to arrange your inspection and want to ensure your new property is finished perfectly, you can find a surveyor near you.
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