Many first-time buyers assume new build properties don't need surveys—after all, everything is brand new with warranties, right? As RICS chartered surveyors who regularly inspect new developments across Watford and Hertfordshire, we can tell you this is one of the most expensive misconceptions in property purchasing.
We consistently find defects, poor workmanship, and incomplete items in new builds that buyers wouldn't spot themselves. This comprehensive guide explains why new build snagging surveys are essential, what problems we typically find, and how independent inspection protects your investment before you exchange contracts.
What is a Snagging Survey?
A snagging survey is a detailed inspection of a new build or newly renovated property, specifically looking for defects, poor workmanship, and incomplete items. Unlike traditional building surveys that assess older properties, snagging surveys focus on:
- Build quality and workmanship standards
- Defects in materials or installation
- Incomplete works or missing items
- Damage during construction
- Compliance with building regulations
- Issues covered by warranties but needing documentation
Our qualified chartered surveyors conduct snagging surveys ideally before legal completion, giving you maximum leverage to ensure developers fix problems before you move in.
Why New Builds Need Professional Inspection
The construction boom in Watford and across Hertfordshire has brought many new developments. While modern building standards are generally high, several factors mean problems are common:
Time Pressures
Developers work to tight deadlines. Rush to complete projects means:
- Quality control can be compromised
- Subcontractors may cut corners
- Final finishing is hurried
- Inspection of work may be inadequate
Multiple Subcontractors
Modern construction involves numerous trades working simultaneously. Coordination issues lead to:
- Damage to one trade's work by another
- Gaps in responsibility for problems
- Inconsistent quality standards
- Communication breakdowns
Cost Pressures
Developers maximize profits by minimizing costs, which can result in:
- Cheaper materials used than specified
- Less experienced subcontractors
- Minimal time allocated for quality finishes
Inexperienced Buyers
First-time buyers often don't know what to check. Developers rely on this, knowing most buyers won't identify problems during their brief pre-completion inspection.
Common Snagging Issues We Find
Based on hundreds of new build inspections across Watford and Hertfordshire, here are the most frequent problems our surveyors identify:
1. Cosmetic and Finishing Defects
Poor paintwork:
- Uneven coverage and missed areas
- Paint splashes on fixtures and fittings
- Runs and drips
- Poor cutting-in around edges
- Different sheen levels indicating touch-ups
Plastering issues:
- Uneven surfaces and lumps
- Cracks at corners and joints
- Poor finishing around electrical fittings
- Visible plasterboard joints
Flooring problems:
- Scratched or damaged flooring
- Poor carpet fitting with wrinkles
- Gaps in laminate or tile work
- Uneven transitions between rooms
While cosmetic, these issues affect your enjoyment and can be expensive to fix yourself. Developers should rectify them before completion.
2. Kitchen and Bathroom Issues
High-use areas often show multiple problems:
Kitchen defects:
- Poorly fitted units with gaps or unevenness
- Damaged worktops or cabinet doors
- Appliances not working or incorrectly installed
- Inadequate sealing around sinks
- Drawers and cupboards not aligned properly
Bathroom issues:
- Poor tiling with uneven grout lines
- Inadequate or missing sealant
- Poorly fitted bathroom suites
- Shower doors not sealing properly
- Drainage problems or slow-flowing outlets
- Extractor fans not functioning correctly
3. Doors and Windows
Common problems include:
- Doors not closing or latching properly
- Gaps around frames letting in drafts
- Windows not opening smoothly
- Scratched or damaged glass
- Missing or damaged window furniture (handles, locks)
- Condensation between double-glazed panes
- Poor sealing leading to heat loss
4. Electrical Issues
Electrical problems can be serious:
- Sockets or switches not working
- Loose electrical fittings
- Incorrectly positioned outlets
- Light fittings damaged or missing
- Consumer unit (fuse box) issues
- Missing smoke or carbon monoxide detectors
Our surveyors test all accessible electrical fittings and ensure proper certification has been provided.
5. Plumbing and Heating
Service installations often have issues:
- Leaking pipes or radiators
- Poor water pressure
- Noisy or incorrectly installed boilers
- Radiators not heating properly
- Drainage problems
- Missing lagging on pipes
6. External Issues
Don't forget the outside:
- Incomplete landscaping or damage to gardens
- Poorly finished driveways with cracks
- Damaged external walls or rendering
- Guttering not properly installed or secured
- Missing or damaged boundary treatments
- Drainage issues or standing water
7. Structural Concerns
While less common, we sometimes identify serious issues:
- Incorrect installation of structural elements
- Building regulation non-compliance
- Poor foundations causing early settlement cracks
- Inadequate damp-proofing
- Ventilation problems
These problems need immediate attention and may require specialist reports.
When to Arrange a Snagging Survey
Timing is crucial for maximum effectiveness:
Ideal Timing: Before Legal Completion
The best time is after practical completion but before you exchange contracts:
- You have leverage: Developers are motivated to fix issues to complete the sale
- No rush: Problems can be rectified properly without you living in disruption
- Documentation: Everything is recorded before you take ownership
- Warranty preservation: Issues identified early are clearly the developer's responsibility
Most developers allow a pre-completion inspection. Bring our chartered surveyor rather than relying on your own assessment.
Also Acceptable: Within Warranty Period
If you've already completed, snagging surveys are still valuable:
- Most defects are covered by NHBC or similar warranties (typically 2 years)
- Documentation helps claims
- Better late than never for identifying problems
However, you'll have less leverage and may face delays getting issues fixed.
What Our Snagging Survey Includes
When you commission a snagging survey from our RICS surveyors, we conduct a methodical inspection:
Internal Inspection
- Every room systematically checked
- All visible surfaces examined for defects
- Doors, windows, and built-in furniture tested
- Electrical outlets and switches tested
- Plumbing and heating checked
- Kitchen and bathroom installations assessed
- Flooring and decoration examined
External Inspection
- External walls, render, and brickwork checked
- Roof covering visible from ground
- Guttering and downpipes
- Windows and doors from outside
- Driveways, paths, and hard landscaping
- Boundary treatments
- Gardens and soft landscaping
- Drainage and external services
Documentation Provided
Our survey report includes:
- Comprehensive list of all defects found
- Photographs documenting each issue
- Clear descriptions and locations
- Categorization by severity and trade
- Recommendations for rectification
- Easy-to-use checklist format
This report becomes your tool for ensuring developers address all identified problems.
New Build Warranties Explained
Most new builds come with warranties, but understanding them is important:
NHBC Buildmark (Most Common)
The National House Building Council provides:
- 2 years: Builder fixes defects in materials and workmanship
- 2-10 years: NHBC covers major structural defects
- 10 years: Protection if builder goes bust before fixing issues
Other Warranties
Alternatives include:
- LABC Warranty
- Premier Guarantee
- NHBC Accepts (for conversions)
All offer similar protection but may have different claims processes.
Important Warranty Limitations
- Cosmetic defects: Not covered after initial period (typically 2 years)
- Reporting deadlines: Issues must be reported within specified timeframes
- Documentation required: Proper evidence needed for claims
- Developer responsibility first: Warranties are backup if developer doesn't fix issues
Our snagging survey helps you document issues properly for warranty claims.
Dealing with Developers
Getting defects fixed requires the right approach:
Before Completion
- Provide our survey report: Give developers the full list of issues
- Request rectification timeline: Ask when problems will be fixed
- Consider retention: Your solicitor may hold back funds until issues resolved
- Get commitments in writing: Ensure promises are documented
- Re-inspect after works: Check repairs are completed properly
After Completion
- Report issues formally: Use the developer's defects reporting system
- Follow up in writing: Keep records of all communications
- Be persistent but professional: Developers should want to maintain reputation
- Escalate if necessary: Use warranty provider if developer unresponsive
- Know your rights: Consumer protection laws apply
Real Example: New Build Survey in Watford
Last year, we surveyed a new apartment near Watford town center for first-time buyers. The property looked immaculate during viewings, but our detailed snagging survey identified:
- 47 separate defects across the property
- Poor kitchen installation with uneven units
- Bathroom tiles with inconsistent grout
- Multiple electrical outlets not working
- Windows not closing properly
- Significant paint defects throughout
- Damaged flooring in two rooms
Armed with our report, the buyers insisted on rectification before completion. The developer took three weeks to fix everything properly. Without our survey, these buyers would have moved into a defective property and spent months chasing repairs while living in disruption.
Our survey fee: £350. Estimated value of defects if left unfixed or done themselves: £4,000+.
Questions About New Build Surveys
Don't Developers Inspect Their Own Work?
Yes, but their inspectors work for the developer. Our independent chartered surveyors work for you, with no incentive to overlook problems.
What If the Developer Refuses to Fix Issues?
Before completion, you can delay exchange until satisfied. After completion, warranties provide backup, and consumer protection laws give you rights.
Can I Do My Own Snagging?
You can try, but our experience shows buyers typically spot only 20-30% of defects professionals identify. We know exactly what to check and where problems hide.
How Long Does a Snagging Survey Take?
Typically 2-4 hours depending on property size. You'll receive a detailed report within 2-3 working days.
Cost vs. Benefit
A professional snagging survey typically costs £300-£600 depending on property size. Consider:
- Average new build has 50-100 minor defects
- Fixing issues yourself costs thousands
- Living with defects affects enjoyment and resale value
- Proper documentation helps warranty claims
- Peace of mind knowing everything is checked
The survey pays for itself many times over.
Conclusion
New build properties in Watford and Hertfordshire offer modern, energy-efficient homes, often in great locations. However, the assumption that "new equals perfect" is dangerous and costly.
Professional snagging surveys by RICS qualified surveyors identify defects before they become your problem. Whether buying a new house, flat, or apartment in Watford, independent inspection ensures you get the quality you're paying for.
Don't let developers' time pressures and profit motives compromise your investment. Our detailed snagging surveys give you the leverage to ensure your new home is truly complete and properly finished before you move in.
Buying a New Build in Watford?
Our experienced surveyors provide comprehensive snagging surveys for new developments throughout Watford and Hertfordshire. We help ensure your new home meets the standards you expect.