Buying a new build property is exciting—you're the first owner, everything is brand new, and you have the developer's warranty. However, the reality is that new homes often contain numerous defects and incomplete work. Birmingham Surveyor provides professional snagging surveys that identify these issues before you complete your purchase, ensuring developers fix problems at their expense rather than yours. Our RICS chartered surveyors have inspected hundreds of new builds across Birmingham and the West Midlands, and the average snagging list contains 80-150 defects.
What is a Snagging Survey?
A snagging survey (also called a new build inspection) is a detailed examination of a newly built property to identify defects, incomplete work, and building regulation non-compliance. The survey is conducted before legal completion, giving you leverage to ensure the developer remedies all issues before you take ownership.
Why New Builds Need Professional Snagging Surveys
Many Birmingham buyers assume new builds are perfect because they're brand new. This is a dangerous myth. Modern construction timescales are tight, sub-contractors work to quick deadlines, and quality control varies significantly between developers. The result? Even homes from major national developers commonly have defects.
The Cost of Not Having a Snagging Survey
Without a professional snagging survey, you risk:
- Completing on a property with undiscovered defects
- Fighting with developers post-completion to fix issues
- Paying thousands for repairs that should have been the developer's responsibility
- Living with defects for months while disputes are resolved
- Difficulty selling the property later if defects remain
What We Check During a Snagging Survey
Birmingham Surveyor conducts comprehensive snagging inspections covering every aspect of your new build. Our RICS chartered surveyors spend 3-5 hours on-site conducting a methodical room-by-room inspection. Here's what we examine:
Decorative Finish & Paintwork
- Paint splashes, drips, and uneven coverage
- Poor cutting in around edges and fixtures
- Incomplete paint coverage or missed areas
- Paint on glass, tiles, or fixtures
- Wallpaper bubbles, tears, or poorly aligned seams
- Scuff marks and damage from construction
- Uneven or poorly applied sealant
Doors & Windows
- Doors sticking, not closing properly, or catching on frames
- Gaps around door frames allowing drafts
- Missing or incorrectly fitted door stops
- Loose door handles, locks, or hinges
- Windows not opening/closing smoothly
- Failed double glazing seals or condensation between panes
- Damaged or scratched glass
- Missing trickle vents or ventilation
- Gaps around window frames
Flooring & Tiling
- Scratched, chipped, or damaged flooring
- Uneven floor levels or squeaking floors
- Gaps between flooring and skirting boards
- Poorly finished carpet edges
- Cracked or loose tiles
- Uneven tiling or lippage (tiles at different heights)
- Poor grouting or missing grout
- Incorrect tile cuts around fixtures
Plumbing & Bathrooms
- Leaking taps, pipes, or radiators
- Poor water pressure or flow issues
- Toilets not flushing properly
- Badly fitted bathroom suites
- Leaking shower enclosures or baths
- Drainage problems or slow draining
- Missing or damaged bathroom fittings
- Poorly applied sealant in wet areas
- Incorrectly vented soil pipes
Electrical Installation
- Light switches or sockets not working
- Poorly fitted electrical facepl ates
- Missing light fixtures or wrong bulbs
- Smoke detectors not working or missing
- Consumer unit labeling incorrect or missing
- Insufficient sockets in rooms
- Damaged or scratched electrical plates
Heating System
- Radiators not heating properly or leaking
- Boiler not functioning correctly
- Poor pipe installation or visible pipework
- Thermostat not working or positioned poorly
- Airlocks in the system
- Inadequate heating in certain rooms
Kitchen Installation
- Poorly fitted kitchen units or uneven doors
- Damaged worktops or incorrect cuts
- Appliances not working or incorrectly installed
- Gaps between units and walls/floors
- Extractor fan not functioning properly
- Sink drainage issues
- Damaged tiles or splashbacks
External & Structural
- Cracked or damaged brickwork
- Poor pointing or missing mortar
- Roof tiles loose, broken, or poorly laid
- Guttering poorly fitted or leaking
- Driveways or paths poorly laid or damaged
- Fencing incomplete or damaged
- Garden areas not properly finished
- External doors not weather-sealed properly
Professional snagging surveys identify defects that untrained eyes miss
The Snagging Survey Process
Understanding how the snagging process works helps you plan your purchase timeline effectively. Here's our step-by-step approach:
Book Your Survey
Contact us as soon as you exchange contracts on your new build. Ideally, book the survey 2-3 weeks before your completion date. We'll schedule a convenient appointment and confirm what documentation we need.
Site Inspection
Our RICS chartered surveyor spends 3-5 hours on-site (depending on property size) conducting a comprehensive room-by-room inspection. We photograph all defects and take detailed notes. You're welcome to attend, which many buyers find educational.
Comprehensive Report
Within 48 hours, you receive a detailed snagging report with:
- Complete list of all defects found
- Photographs of each issue
- Room-by-room breakdown
- Priority categorization (urgent, important, minor)
- Clear descriptions for the developer
Submit to Developer
Forward our report to your developer's customer service team. Professional reports are taken more seriously than buyer complaints. Request written confirmation of which items they'll rectify and timeframes.
Negotiate Remedial Works
Your solicitor can use the snagging report to negotiate with the developer. Options include:
- Delaying completion until works are done
- Retention from purchase price
- Written agreement on post-completion timescales
Optional Re-Inspection
After the developer completes remedial works, we can re-inspect to verify everything was fixed to acceptable standards. This ensures you're not left chasing further corrections after moving in.
Snagging Survey Costs in Birmingham
Professional snagging surveys are a small investment compared to the potential costs of missed defects. Our transparent pricing reflects property size and complexity:
1-2 Bedroom Property
Apartments, maisonettes, small houses. Typical inspection: 2-3 hours.
3-4 Bedroom Property
Semi-detached and detached houses. Typical inspection: 3-4 hours.
5+ Bedroom Property
Large detached houses, executive homes. Typical inspection: 4-5+ hours.
Return on Investment
A £450 snagging survey typically identifies £3,000-£5,000 worth of defects that the developer must fix at their expense. Without the survey, these costs would fall to you after completion when you have far less leverage.
Common New Build Issues in Birmingham Developments
Based on hundreds of snagging inspections across Birmingham and the West Midlands, we've identified patterns in the types and frequency of defects at various major developments:
City Centre Apartments
Common Issues: Poorly fitted kitchens in compact spaces, inadequate sound insulation between units, balcony waterproofing problems, communal area defects, car park issues.
Key Focus: Fire safety compliance, ventilation systems, secure entry systems.
Suburban Housing Estates
Common Issues: External landscaping incomplete, drainage problems, driveways poorly laid, fencing gaps, garage issues, uneven paths.
Key Focus: Roof construction, boundary treatments, garden levels and drainage.
Converted Warehouses
Common Issues: Heritage features damaged, windows and glazing defects, exposed services poorly finished, sound insulation inadequate.
Key Focus: Structural alterations, mechanical ventilation, parking arrangements.
NHBC Warranty vs. Professional Snagging Survey
Many buyers mistakenly believe the NHBC (National House Building Council) warranty makes snagging surveys unnecessary. This is not true. Here's why:
NHBC Warranty Limitations
- Cosmetic defects excluded: Paint issues, minor scratches, superficial damage generally not covered
- Two-year deadline: Many defects must be reported within two years or coverage is lost
- Developer's chance first: You must give the developer opportunity to fix issues before NHBC intervenes
- Dispute process: NHBC mediation can take months, leaving you living with defects
- Standards threshold: Defects must breach building regulations or NHBC standards—lower quality workmanship may not qualify
A professional snagging survey identifies ALL defects—major and minor—before completion when you have maximum leverage. The developer must fix issues to close the sale. After completion, you're dependent on goodwill, warranties, and dispute processes.
Timing Your Snagging Survey
Timing is crucial for maximum effectiveness. Here's when to arrange your survey:
Optimal Snagging Survey Timeline
Frequently Asked Questions
Yes. NHBC warranty covers major structural defects and building regulation breaches but excludes many cosmetic and minor issues. A snagging survey identifies ALL defects before completion when you have maximum leverage to get them fixed at the developer's expense.
Most reputable developers fix legitimate defects to maintain their reputation and meet building regulations. Professional snagging reports from RICS surveyors carry significant weight. Your solicitor can negotiate retention of funds or delay completion if the developer refuses to rectify serious issues.
On-site inspection takes 2-5 hours depending on property size. You'll receive the comprehensive report within 48 hours. Rush reports can be provided within 24 hours for an additional fee if your completion date is imminent.
You're welcome to attend, and many buyers find it valuable. You'll learn about your new property, understand the defects firsthand, and can point out any concerns. However, it's not essential—our surveyors document everything thoroughly with photographs and descriptions.
You could, but professional surveyors have trained eyes and know exactly what to look for. We examine areas and systems most buyers overlook, identify building regulation breaches, and provide reports developers take seriously. DIY inspections often miss 30-50% of defects.
Your solicitor can negotiate several options: retention of funds from the purchase price held until works complete, delay completion until fixed, written agreement on timeframes with penalty clauses, or ultimately, walking away from the purchase if issues are severe.
Yes. For £150-£250 (depending on property size), we'll re-inspect to verify all items were properly rectified. This is recommended for properties with extensive snagging lists or if you have concerns about the quality of remedial works.
The average new build has 80-150 snags. Smaller properties typically have 50-100 items, while larger houses can have 150-250. Most are minor cosmetic issues, but 15-25% are significant defects requiring proper remediation. Even high-end developments have snagging issues—it's the nature of modern construction.
Yes, fundamentally different. A homebuyer survey assesses an existing property's condition to inform your purchase decision. A snagging survey assumes you're already buying and identifies defects the developer must fix. Snagging surveys are much more detailed on finish quality and completeness.
We cover all Birmingham postcodes and throughout the West Midlands including major new build developments in Digbeth, Jewellery Quarter, Eastside, Edgbaston, Harborne, Sutton Coldfield, Solihull, and surrounding areas. Contact us for developments outside Birmingham—we often can accommodate.
Why Choose Birmingham Surveyor for Your Snagging Survey?
RICS Registered Experts
Our chartered surveyors are RICS-registered with extensive new build inspection experience. We know what to look for and how to document it professionally.
Comprehensive Inspections
We inspect EVERYTHING—from roof to foundations, external works to internal finishes. Our average snagging list has 80-150 items because we're thorough.
Detailed Documentation
Every defect is photographed and clearly described. Developers take professional reports seriously—our format makes remedial works straightforward.
Fast Turnaround
Reports delivered within 48 hours (24-hour rush service available). We understand completion deadlines and work to your timeframe.
Local Knowledge
We've inspected new builds from all major developers in Birmingham and know common issues at specific developments and by particular builders.
Ongoing Support
We're available to discuss the report, advise on negotiations with developers, and provide re-inspection services after remedial works.
Buying a New Build in Birmingham?
Don't risk completing on a property with undiscovered defects. Professional snagging surveys identify issues before completion, giving you leverage to ensure developers fix problems at their expense.
Book Your Snagging Survey NowSummary: Key Points About Snagging Surveys
Protect Your New Build Investment
Don't leave your biggest purchase to chance. Birmingham Surveyor's professional snagging surveys ensure you complete on a property that meets the standards you're paying for.