Embarking on a new build project can be an exciting venture, but it's essential to stay informed and prepared throughout the process. One critical aspect often overlooked is the importance of snagging surveys. These thorough inspections help identify any defects or incomplete work before the project is signed off, ensuring your dream home is perfect from the moment you move in.
Snagging surveys are typically conducted during the final stages of construction, when the bulk of work is complete, and the property is handed over to the new owner. However, the process isn't as simple as hiring the first surveyor you find. It requires careful planning and understanding of what to expect. Let's delve into the world of snagging surveys, their importance, and key aspects to consider.
Understanding Snagging Surveys
Snagging surveys are not designed to identify major structural or safety issues. These would typically be identified during the building control inspection and would halt the project until they were resolved. Instead, snagging surveys focus on cosmetic issues, minor defects, or incomplete fixtures and fittings.
Why are Snagging Surveys Essential?
There are several reasons why snagging surveys are essential for new build properties:
- Peace of Mind: A snagging survey gives you peace of mind, knowing that your new home has been checked from top to bottom before you move in.
- Time and Cost Savings: Identifying issues upfront prevents the inconvenience and cost of returning to the developer or builder after you've moved in, or worse, having to rectify the issues yourself.
- Statute of Limitations: Snagging surveys should be conducted as soon as possible after completion to ensure any defects that arise are covered under the warranty or guarantee period.
When Should a Snagging Survey be Conducted?
The best time to conduct a snagging survey is immediately after the final completion of your new build property, but before you move in. This allows you to compile a list of snags for the builder to fix before handover. However, it's essential to note that the builder should also conduct their own snagging survey before they hand over the property to ensure they're aware of all issues that need to be resolved.
Another crucial time to conduct a snagging survey is around the 12-month mark after you've moved in. This is because some defects may not become apparent until the property has been lived in for some time. This survey is also known as a defects liability period (DLP) survey.
Conducting a Thorough Snagging Survey
Conducting a thorough snagging survey involves more than just a quick walkthrough of the property. It requires a systematic approach, covering all aspects of the build.
The survey should include checks of both internal and external aspects of the property. Here's a breakdown of some key areas to consider:
Exterior Checks
Exterior checks should include the condition of the roof, walls, windows, doors, drains, and external fittings. Look for any signs of damage, cracks, or deterioration. Also, ensure that all external fitments are correctly installed and functional.
Don't forget to check the garden and landscaping, if applicable. The survey should ensure that the garden is in the expected condition as per the builder's specifications, and there are no obvious defects in the surrounding area that may impact the property.
Internal Checks
Internal checks are detailed and time-consuming but crucial. They should include a thorough inspection of each room, including ceilings, walls, floors, doors, windows, plumbing, electrical installations, heating, and ventilation systems.
Kitchens, bathrooms, and ensuites should be checked for correct installation and functionality of all appliances and fittings. Also, ensure that all tiling is correctly laid and grouted, and there are no leaks or signs of damp.
Documentation Checks
Besides physical checks, it's important to review the documentation related to the property. This includes the warranty or guarantee documentation, any approved plans, and final completion certificates.
Ensure that all the necessary documentation is in order and that you understand your rights and obligations regarding snags and defects.
Hiring a Professional Snagging Surveyor
While you can conduct a snagging survey yourself, hiring a professional can provide numerous benefits. Professionals possess the necessary expertise and experience to identify issues that might otherwise go unnoticed. They also provide an impartial report, which can be invaluable when negotiating with the builder.
When hiring a professional snagging surveyor, ensure they are suitably qualified and experienced. The Royal Institution of Chartered Surveyors (RICS) is a good place to start your search. Also, consider asking for references and examples of previous reports.
What to Expect from a Professional Snagging Survey
A professional snagging survey should include a comprehensive report detailing all the identified defects and snags. The report should be clear, concise, and easy to understand.
The surveyor should also provide guidance on the urgency of each issue, helping you prioritize the repairs. Moreover, the report should be accompanied by photographs, where necessary, to illustrate the issues.
Dealing with Snags After the Survey
Once the snagging survey is complete, it's essential to compile a list of all the identified issues and present them to the builder. The builder is responsible for resolving these issues within a reasonable timeframe, usually within a specified period, such as 28 days.
However, it's crucial to note that some defects may not be the builder's responsibility. This could include wear and tear, damage caused by the owner, or issues arising due to the natural aging of the property. Always ensure you understand who is responsible for each item before pursuing a resolution.
In conclusion, a snagging survey is a critical step in ensuring your new build property is perfect before you move in. It helps identify any defects, ensuring they're rectified at no additional cost to you. Therefore, it's a step that should not be overlooked. However, it's also essential to approach the process with the right mindset. Snagging surveys are about identifying issues, not criticizing the builder's work. By maintaining open lines of communication and working collaboratively, you can ensure the snagging process is a smooth and stress-free experience.
