Snagging a New-Build Home: A Handover Checklist That Works Anywhere

No new home is finished perfectly. Even good developers hand over properties with dozens of small defects, and occasionally a few serious ones. The industry name for these is snags, and the process of finding and listing them is snagging. Doing it well costs a day and possibly an inspector's fee; doing it badly can mean living with leaks, draughts and doors that never close properly, or paying to fix them yourself.

Timing is leverage

The developer has the strongest incentive to fix defects before you take the keys and pay the final balance. Once handover is signed, your leverage falls to whatever the contract, warranty or local law provides.

• Pre-completion inspection. Many developers allow, or can be asked to allow, an inspection after they declare the home complete but before final payment. This is the best moment.
• Handover inspection. If pre-completion access is not offered, inspect at handover and note defects on the handover document itself.
• Defects period. Most markets give a period after completion during which the developer must fix reported defects. In England, warranties typically make the builder responsible for defects in the first two years. Elsewhere, statutory liability periods for different kinds of defect apply. Report everything in writing well within the period.

Read your contract to find out what inspection rights you have, then ask for them in writing.

DIY or professional?

A careful buyer can find surface snags: paint, sealant, tiling, scratches, doors and windows. A professional inspector adds tools and experience: moisture meters to find damp, thermal imaging to spot missing insulation or air leaks, levels to check floors and drainage falls, and knowledge of building standards that lets them say "this does not comply" rather than "this looks odd".

If you are buying from abroad, a professional inspector is effectively essential, because they can attend when you cannot and report with photos.

What to bring

• the contract specification and floor plans
• a torch, spirit level and tape measure
• a phone charger to test sockets, and a small ball or marble to check floor levels
• masking tape or removable stickers to mark defects
• a notebook or app to record each item with a photo and location

Room by room

Outside

• Roof: missing or cracked tiles, flashing around chimneys and vents, gutters fixed and falling towards downpipes.
• Walls: cracks, gaps around windows and doors, staining, damaged render or cladding.
• Drainage: water must flow away from the building; check that paving falls correctly and gullies are clear.
• Boundaries, gates and parking: finished as specified.

Doors and windows

• Open, close and lock every one.
• Check seals, gaps, scratches on glass and frames, and that trickle vents or ventilation works.
• Look for condensation between double-glazing panes, which signals a failed seal.

Walls, floors and ceilings

• Paint coverage, drips and patches; cracks in plaster.
• Tiles: cracked, hollow-sounding when tapped, uneven grout, lippage between tiles.
• Floors level and free of squeaks; skirting boards tight to the floor.

Kitchen and bathrooms

• Run every tap and shower for several minutes and check for leaks underneath.
• Flush toilets and check that they refill properly.
• Check sealant around baths, showers, basins and worktops.
• Cabinet doors aligned; drawers run smoothly; appliances installed and working.
• Extractor fans vent to the outside.

Services

• Test every socket and switch, and look at the consumer unit for labels.
• Run the heating and air conditioning; check thermostats and radiators.
• Check hot water reaches every tap at a reasonable temperature.
• Smoke and heat alarms installed and working.
• Meters registered and readings recorded at handover.

Communal areas

In apartment buildings, check lobbies, lifts, car parks, pools and gardens against what was promised. Communal defects are usually raised through the owners' association or management company, but early pressure from individual buyers helps.

Climate changes what to look for

The same checklist applies everywhere, but the local climate decides where defects usually hide.

• Cool, wet climates such as the UK. Focus on insulation, ventilation and condensation. Look for damp patches, mould in corners and window reveals, and check that extractor fans and ventilation systems actually move air. Thermal imaging is particularly useful.
• Mediterranean climates such as Spain and Portugal. Terraces, roof terraces and balconies over living space are a frequent source of leaks. Check drainage outlets, falls and waterproofing details, and look for staining on the ceilings below. Humidity in ground-floor and basement rooms is another common issue.
• Hot climates such as Dubai. Air conditioning, chilled-water systems and waterproofing deserve close attention. Run the cooling throughout the inspection, check for condensation leaks from ducts and units, and inspect wet areas and balcony thresholds carefully, as heavy but infrequent rain can expose poor sealing.

Snagging from abroad

International buyers often cannot attend handover in person. In that case:

• appoint an independent inspector, not one recommended by the developer
• give the inspector written authority to act on your behalf at handover, and copies of the specification
• ask for a video walk-through as well as a written report
• agree in advance who will collect the keys and meter readings
• arrange a second inspection once the snags are fixed

A power of attorney may be needed to sign handover documents on your behalf; your lawyer can prepare one limited to that purpose.

Recording and reporting

A useful snag list has, for each item:

Field	Example
Location	Bedroom 2, window wall
Description	Crack in plaster above window, about 30 cm
Photo reference	IMG_0412
Severity	Cosmetic, functional or serious
Date reported	Date of submission
Status	Open, fixed, disputed

Send the list in writing to the developer's customer care team and keep proof of delivery. Ask for a written date by which each item will be fixed, and re-inspect after the work is done. Do not sign off items you have not checked.

When something is serious

Some defects go beyond snagging: structural cracks, water penetration, missing fire stopping, faulty electrical installations or a home that differs materially from the specification. These may justify refusing to complete or withholding part of the payment, but only on legal advice and within the terms of your contract. Withholding money without that advice can put you in breach.

Keeping the record

Store the snag list, photos, correspondence and the warranty documents together. If you sell within the defects or warranty period, a buyer's surveyor will ask for them, and a clean record of fixed defects is a selling point.

A new home should feel finished when you move in. Snagging is how you make sure it is.