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New-build snagging surveys explained

By Laura at Domovita Last reviewed: 15 July 2026. This guide is general information, not professional or legal advice. Warranty terms and industry codes change, so confirm the current position with your warranty provider, developer and the official sources linked below before you rely on it. Buying a brand-new home should mean everything is perfect - but new builds often have "snags": defects, unfinished details and things not built to standard, from a badly hung door to poor sealing or plasterwork. A snagging survey is a professional inspection that lists these so the developer can fix them. It is different from the RICS home surveys covered in our guide to choosing a survey, which are aimed at older, second-hand homes. What a snagging survey is A snagging survey (sometimes called a snagging inspection) is a detailed check of a new-build property against the standards it should have been finished to. The inspector produces a room-by-room list of defects - cosmetic and functional - that you can hand to the developer to put right. It is not a valuation and not a structural survey of an old building; it is a quality check on new work. Because snagging is a specialist job, look for an inspector with a relevant accreditation. Some are RICS-regulated surveyors; others are accredited specifically for snagging (for example through the Residential Property Surveyors Association). As with any surveyor, ask about their accreditation and insurance before booking. When to get one Ideally, arrange your snagging inspection before you legally complete, so defects are logged before the developer's job is signed off. If your developer has adopted the New Homes Quality Code, you (or an inspector acting for you) have the right to a pre-completion inspection of the home before you complete - a good moment to snag it (New Homes Quality Board). If you cannot inspect before completion, snag as soon as you can afterwards and report the defects in writing to your developer. Early is better - it puts everything on record while the developer is still actively responsible for putting things right. How your warranty protects you Most new-build homes come with a structural warranty. The best-known is NHBC Buildmark, though other providers exist. Buildmark is a 10-year warranty and insurance cover, and it is worth understanding how the years split, because it changes who you go to: The first two years - the builder period. The builder is liable to put right defects reported to them (defined as a breach of NHBC's requirements), and NHBC guarantees those obligations. This is where most snags are dealt with. Years three to ten - the insurance period. An eight-year insurance period follows, covering the cost of repairing certain structural damage described in the policy - for example damage caused by foundations not built to NHBC's requirements. Source: NHBC Buildmark cover. Your own warranty may be from a different provider with different terms, so read your policy documents and note the deadlines for reporting defects. If the developer will not put things right Where your developer has adopted the New Homes Quality Code, you get extra protection on top of the warranty. Under the Code you are protected from the point you reserve your home until two years after completion, and if a complaint is not resolved you can escalate for free to the independent New Homes Ombudsman Service (New Homes Quality Board). This protection applies where the developer is registered with, and has adopted, the Code - so it is worth checking your developer's status. Frequently asked questions What is a snagging survey? A snagging survey is a professional inspection of a new-build home that lists defects, unfinished work and anything not built to the expected standard, room by room, so the developer can put them right. It is a quality check on new work - not a valuation, and not a structural survey of an older property. When should I get a snagging survey done? Ideally before you legally complete, so defects are logged before the developer's work is signed off. If your developer has adopted the New Homes Quality Code, you or your inspector have the right to a pre-completion inspection. If you cannot inspect beforehand, snag as soon as possible after moving in and report defects to the developer in writing. Does my new-build warranty cover snags? Typically yes in the early years. With NHBC Buildmark, a 10-year cover, the first two years are a builder period during which the builder must put right reported defects; years three to ten are an insurance period covering certain structural damage. Other warranty providers have their own terms, so read your policy and note the deadlines for reporting defects. What if the developer will not fix the problems? Where the developer has adopted the New Homes Quality Code, you are protected from reservation until two years after completion and can escalate an unresolved complaint, free, to the independent New Homes Ombudsman Service. This applies where the developer is registered with the Code, so check their status. Do I need an RICS surveyor to do the snagging? Not necessarily. Snagging can be done by a specialist snagging inspector or an RICS-regulated surveyor. Look for a relevant accreditation - some inspectors are accredited specifically for snagging, for example through the Residential Property Surveyors Association - and check they carry insurance, just as you would with any surveyor. Related guides Which house survey do I need? A buyer's guide Questions to ask your surveyor A buyer's guide to finding a home in England General information, not professional advice. This guide is kept under review, but warranty terms and industry codes change and every home is different. 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It is a quality check on new work - not a valuation, and not a structural survey of an older property." } }, { "@type": "Question", "name": "When should I get a snagging survey done?", "acceptedAnswer": { "@type": "Answer", "text": "Ideally before you legally complete, so defects are logged before the developer's work is signed off. If your developer has adopted the New Homes Quality Code, you or your inspector have the right to a pre-completion inspection. If you cannot inspect beforehand, snag as soon as possible after moving in and report defects to the developer in writing." } }, { "@type": "Question", "name": "Does my new-build warranty cover snags?", "acceptedAnswer": { "@type": "Answer", "text": "Typically yes in the early years. With NHBC Buildmark, a 10-year cover, the first two years are a builder period during which the builder must put right reported defects; years three to ten are an insurance period covering certain structural damage. Other warranty providers have their own terms, so read your policy and note the deadlines for reporting defects." } }, { "@type": "Question", "name": "What if the developer will not fix the problems?", "acceptedAnswer": { "@type": "Answer", "text": "Where the developer has adopted the New Homes Quality Code, you are protected from reservation until two years after completion and can escalate an unresolved complaint, free, to the independent New Homes Ombudsman Service. This applies where the developer is registered with the Code, so check their status." } }, { "@type": "Question", "name": "Do I need an RICS surveyor to do the snagging?", "acceptedAnswer": { "@type": "Answer", "text": "Not necessarily. Snagging can be done by a specialist snagging inspector or an RICS-regulated surveyor. 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8 min read 16 Jul 2026 Read more →
Buying Guides

Questions to ask your surveyor

By Laura at Domovita Last reviewed: 15 July 2026. This guide is general information, not professional or legal advice. Check the current position with a qualified surveyor and the official sources linked below before you rely on it. Choosing a surveyor is not just about price. A short conversation before you book - and a few questions after the report lands - tells you whether you are getting the right survey, from the right firm, with no strings attached. If you are still deciding which level of survey you need, start with our guide to which house survey to choose. Surveys work differently in Scotland. Most Scottish homes are marketed with a Home Report, which already contains a single survey and valuation commissioned by the seller (s.98, Housing (Scotland) Act 2006), so a Scottish buyer often does not need to commission the survey types described below. This guide describes the position in England and Wales. Before you book Are you regulated by RICS, and do you carry professional indemnity insurance? Surveying has no "reserved activities" in law, so anyone may practise - which is why RICS regulation and indemnity cover matter. Only RICS can award the "Chartered Surveyor" title (GOV.UK Regulated Professions Register). Which level of survey are you quoting for, and does it include a valuation? A RICS Level 2, for example, comes as survey-only or survey-and-valuation. Make sure two quotes you compare are for the same thing. Have you surveyed this type and age of property before? An older, listed or non-standard-construction home benefits from a surveyor who knows its typical problems. What exactly is inspected, and what is not? Surveyors report on what is accessible and visible. Ask how they handle things they cannot get to - the loft, under floors, behind fitted units - and whether they can recommend further specialist investigation. How long until I get the report, and is it written or will you talk me through it? Turnaround affects your timeline, and a surveyor who will discuss the findings is worth a lot. What is the total fee, including VAT and any extras? Get the all-in figure in writing so you are comparing like with like. Watch out for referral fees If a surveyor was recommended to you by the estate agent, the developer or another party in the transaction, ask a direct question: are you paying, or receiving, a referral fee for this introduction? A recommendation is not automatically a bad thing, but you are entitled to know about any financial arrangement so you can judge whether it is really in your interest. This is not just good practice - it is backed by consumer law. Estate agents and other businesses must not mislead you by leaving out information you need, and undisclosed referral arrangements can fall foul of the rules. The old Consumer Protection from Unfair Trading Regulations 2008 have been replaced and updated by the unfair trading provisions of the Digital Markets, Competition and Consumers Act 2024, which apply to commercial practices from 6 April 2025. Regulators and the courts can fine non-compliant businesses up to 10% of worldwide turnover. National Trading Standards guidance for estate agents sets out what a proper referral disclosure should contain - in short, that an arrangement exists and with whom, the fee for your transaction, the estimated annual value of the arrangement, and the value of any non-cash rewards (National Trading Standards guidance on the transparency of fees in property sales). It should be given to you in writing and early, before you decide to use the recommended service. If a disclosure is vague, verbal only, or arrives late, treat that as a reason to ask more questions - or find your own surveyor independently. After you get the report Can you explain the most serious findings in plain terms? Ask which items are urgent, which can wait, and which simply need keeping an eye on. What is likely causing this defect, and what happens if it is not fixed? A good report already explains cause and consequence, but do ask if anything is unclear. Do any findings need a specialist? Surveys often recommend a further look by a damp, structural, electrical, roofing or drainage specialist. Ask how urgent that is before you exchange. Roughly what might the main repairs cost? Surveyors will not usually give firm quotes, but they can indicate scale - enough to help you decide whether to renegotiate. Does anything here justify renegotiating or pausing? If the report reveals significant problems, you can use it to renegotiate the price, ask the seller to carry out works before completion, or step back. Frequently asked questions Should I ask whether my surveyor was referred by the estate agent? Yes. If the surveyor was recommended by the agent, developer or another party, ask directly whether a referral fee is being paid or received. You are entitled to know, so you can judge whether the recommendation is in your interest. Undisclosed referral arrangements can breach the unfair trading rules in the Digital Markets, Competition and Consumers Act 2024, which apply from 6 April 2025. How do I know a surveyor is properly qualified? Ask whether they are regulated by RICS and carry professional indemnity insurance. Surveying has no reserved activities in law, so anyone may practise, but only RICS can award the "Chartered Surveyor" title - so RICS regulation and indemnity cover are the signals to check. What should I ask about what the survey covers? Ask which level of survey is being quoted and whether it includes a valuation, what is inspected and what is not (surveyors report on accessible, visible parts), how they handle areas they cannot reach, the turnaround time, and the total fee including VAT and extras. Make sure any two quotes are for the same level of survey. What should I do if the survey finds problems? Ask the surveyor to explain which findings are urgent, what is likely causing them, whether a specialist is needed, and the rough scale of any repairs. You can then use the written findings to renegotiate the price, ask the seller to carry out works before completion, or withdraw if the problems are serious. Related guides Which house survey do I need? A buyer's guide New-build snagging surveys: what they are and when to get one A buyer's guide to finding a home in England General information, not professional advice. This guide is kept under review, but standards and the law change and every purchase is different. 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If the surveyor was recommended by the agent, developer or another party, ask directly whether a referral fee is being paid or received. You are entitled to know, so you can judge whether the recommendation is in your interest. Undisclosed referral arrangements can breach the unfair trading rules in the Digital Markets, Competition and Consumers Act 2024, which apply from 6 April 2025." } }, { "@type": "Question", "name": "How do I know a surveyor is properly qualified?", "acceptedAnswer": { "@type": "Answer", "text": "Ask whether they are regulated by RICS and carry professional indemnity insurance. Surveying has no reserved activities in law, so anyone may practise, but only RICS can award the Chartered Surveyor title - so RICS regulation and indemnity cover are the signals to check." } }, { "@type": "Question", "name": "What should I ask about what the survey covers?", "acceptedAnswer": { "@type": "Answer", "text": "Ask which level of survey is being quoted and whether it includes a valuation, what is inspected and what is not (surveyors report on accessible, visible parts), how they handle areas they cannot reach, the turnaround time, and the total fee including VAT and extras. Make sure any two quotes are for the same level of survey." } }, { "@type": "Question", "name": "What should I do if the survey finds problems?", "acceptedAnswer": { "@type": "Answer", "text": "Ask the surveyor to explain which findings are urgent, what is likely causing them, whether a specialist is needed, and the rough scale of any repairs. You can then use the written findings to renegotiate the price, ask the seller to carry out works before completion, or withdraw if the problems are serious." } } ] }

8 min read 16 Jul 2026 Read more →
Buying Guides

Which house survey do I need? A buyer's guide

By Laura at Domovita Last reviewed: 15 July 2026. This guide is general information, not professional or legal advice. Survey types, names and costs can change, so confirm the current position with a qualified surveyor and the official sources linked below before you rely on it. A house survey is an independent inspection of a property by a qualified surveyor, carried out for you, the buyer. It tells you what condition the building is really in - the defects, the risks and the things worth investigating further - so you can proceed with confidence, renegotiate, or walk away. The right level of survey depends mostly on the age, type and condition of the home you are buying. Surveys work differently in Scotland. Most Scottish homes are marketed with a Home Report, which already contains a single survey and valuation commissioned by the seller (s.98, Housing (Scotland) Act 2006), so a Scottish buyer often does not need to commission the survey types described below. This guide describes the position in England and Wales. A mortgage valuation is not a survey This is the single most common misunderstanding in the buying process. When you take out a mortgage, your lender arranges a valuation - but as RICS explains, "a mortgage valuation is for the benefit of the lender, not the home buyer/owner, and it won't include the same level of detail as a survey." Its job is simply to confirm the property is worth enough to secure the loan. It will not tell you about damp, roof problems, movement, or old wiring, and you may never even see a copy. If you want to understand the condition of the home, you commission your own survey. The three levels of RICS home survey Residential surveys in the UK are organised around the RICS Home Survey Standard, which has three levels, increasing in depth and price as you go up. In 2025 RICS ran a consultation on updating this standard, so the way the levels are described may change over time and you could see newer wording (proposals discussed have included describing them as basic, intermediate and advanced). Either way, the substance below is what matters. Level 1 - the most basic (formerly the Condition Report) A Level 1 survey describes the condition of the property, flags any risks and potential legal issues, and highlights urgent defects. It does not go into detailed advice or repairs. RICS says it is most suitable for conventional properties and newer homes in good condition where you just want reassurance there is nothing obviously serious wrong. Level 2 - the mid-level (formerly the HomeBuyer Report) A Level 2 survey gives more detail: the condition of the accessible parts of the building, and ideas about future repairs and maintenance. RICS says it is most suitable for conventional properties in reasonable condition that are simple in form and layout. It comes in two versions - a survey only, and a survey and valuation that adds a market valuation and an insurance reinstatement figure. This is the most popular choice for typical homes. Level 3 - the most thorough (formerly the Building Survey) A Level 3 survey is the most comprehensive report. It inspects the accessible and visible parts of the building in detail, explains the cause of defects, and sets out the likely consequences of not acting. RICS recommends it if you are dealing with a large, older or run-down property, a building that is unusual or has been altered, or if you are planning major works. Which level should I choose? As a rough guide, match the level to the property. If in doubt, go up a level - the extra cost is small next to the cost of a problem you did not know about. Property Level to consider New build or modern home in good conditionLevel 1 - or a new-build snagging inspection Conventional house in reasonable conditionLevel 2 Older or period property (for example Victorian or Edwardian)Level 2 or Level 3 Large, run-down, unusual, listed or heavily altered propertyLevel 3 Any home with visible damp, cracks or roof concerns, or where you plan major worksLevel 3 What does a survey cost? Survey fees vary with the property's size, value, location and the level of survey. RICS's own guidance puts Level 1 as "starting at a few hundred pounds", with the most detailed Level 3 bespoke services "costing over £1000" (RICS consumer guide). For a rough sense of typical prices, one UK survey comparison service published average figures from its own users for a typical home worth around £292,000. These are illustrative user data, not an industry standard, and your quotes will differ: Survey type Illustrative typical fee New-build snagging surveyaround £394 Valuation reportaround £354 Level 2 surveyaround £499 Level 3 surveyaround £656 The practical takeaway: always get a few quotes from different firms for the same level of survey, and compare what is included rather than price alone. RICS's advice is to shop around and ask for quotes from different RICS firms. Who should carry out the survey? Look for a surveyor regulated by RICS (the Royal Institution of Chartered Surveyors). "Chartered Surveyor" is a protected title that, as the GOV.UK Regulated Professions Register confirms, "may be awarded only by the Royal Institution of Chartered Surveyors (RICS)." Worth knowing: surveying has no "reserved activities" in law, so someone can practise without the RICS title - which is exactly why the RICS regulation, and the surveyor's professional indemnity insurance, are the trust signals to check for. It is also sensible to be cautious about a surveyor recommended solely by the party selling to you, and to ask whether any referral fee is involved - our guide on questions to ask your surveyor covers this. Can I use the survey to renegotiate? Yes. If a survey uncovers significant problems - a failing roof, movement, serious damp or old electrics - you can use the written findings to renegotiate the price, ask the seller to carry out works before completion, or in a serious case withdraw. Sellers are not obliged to reduce the price, but many are open to a reasonable conversation when there is evidence in writing. Frequently asked questions Is a mortgage valuation the same as a survey? No. A mortgage valuation is carried out for your lender's benefit to confirm the property is worth enough to secure the loan; RICS states it "won't include the same level of detail as a survey." It will not assess condition, damp, the roof or the wiring, and you may not receive a copy. A survey is commissioned by and for you to understand the property's actual condition. What are the three survey levels? The RICS Home Survey Standard has Level 1 (a basic condition report, best for newer conventional homes in good order), Level 2 (a more detailed report for conventional homes in reasonable condition, available survey-only or with a valuation), and Level 3 (the most comprehensive, for large, older, unusual, altered or run-down properties). RICS ran a consultation on updating this standard in 2025, so the level descriptions may change over time and you may see newer wording alongside the Level 1/2/3 names. How much does a house survey cost? It depends on the level, and the property's size, value and location. RICS puts Level 1 at "starting at a few hundred pounds" and the most detailed Level 3 bespoke services at "over £1000". Illustrative comparison-site figures for a typical ~£292,000 home were around £499 for a Level 2 and £656 for a Level 3, but these are not a standard - always get your own quotes. Do I need a survey on a new-build home? A new build usually comes with a warranty, but a survey or, more commonly, a snagging inspection still helps you spot unfinished or defective work before and after you move in. See our guide to new-build snagging surveys. Does my surveyor have to be RICS-regulated? There is no legal requirement - surveying has no reserved activities, so anyone may practise. But only RICS can award the "Chartered Surveyor" title, and choosing an RICS-regulated surveyor with professional indemnity insurance is the accepted way to know you are dealing with a qualified, accountable professional. Related guides Questions to ask your surveyor (before and after the survey) New-build snagging surveys: what they are and when to get one A buyer's guide to finding a home in England General information, not professional advice. This guide explains house surveys in plain English and is kept under review, but survey standards and costs change and every property is different. Always instruct a qualified RICS-regulated surveyor and take your own professional and legal advice before relying on it for a specific purchase. { "@context": "https://schema.org", "@type": "Article", "headline": "Which house survey do I need? 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It will not assess condition, damp, the roof or the wiring, and you may not receive a copy. A survey is commissioned by and for you to understand the property's actual condition." } }, { "@type": "Question", "name": "What are the three survey levels?", "acceptedAnswer": { "@type": "Answer", "text": "The RICS Home Survey Standard has Level 1 (a basic condition report, best for newer conventional homes in good order), Level 2 (a more detailed report for conventional homes in reasonable condition, available survey-only or with a valuation), and Level 3 (the most comprehensive, for large, older, unusual, altered or run-down properties). RICS ran a consultation on updating this standard in 2025, so the level descriptions may change over time and you may see newer wording alongside the Level 1/2/3 names." } }, { "@type": "Question", "name": "How much does a house survey cost?", "acceptedAnswer": { "@type": "Answer", "text": "It depends on the level, and the property's size, value and location. RICS puts Level 1 at starting at a few hundred pounds and the most detailed Level 3 bespoke services at over £1000. Illustrative comparison-site figures for a typical £292,000 home were around £499 for a Level 2 and £656 for a Level 3, but these are not a standard - always get your own quotes." } }, { "@type": "Question", "name": "Do I need a survey on a new-build home?", "acceptedAnswer": { "@type": "Answer", "text": "A new build usually comes with a warranty, but a survey or, more commonly, a snagging inspection still helps you spot unfinished or defective work before and after you move in. See our guide to new-build snagging surveys." } }, { "@type": "Question", "name": "Does my surveyor have to be RICS-regulated?", "acceptedAnswer": { "@type": "Answer", "text": "There is no legal requirement - surveying has no reserved activities, so anyone may practise. But only RICS can award the Chartered Surveyor title, and choosing an RICS-regulated surveyor with professional indemnity insurance is the accepted way to know you are dealing with a qualified, accountable professional." } } ] }

10 min read 16 Jul 2026 Read more →

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