What is snagging (and what isn’t) in new build homes?
New build snagging
So, you’ve moved into your new home and you can finally take in your surroundings. Sometimes, when you eventually live in your new build property, you may begin to see things you might not have spotted from any number of site visits during construction. And sometimes, it’s only when you finally move in that you see the finished product first-hand. But when do problems and defects qualify as ‘snagging’ that should be rectified by the builder at no additional cost – and when are they deemed additional work that needs to be settled at the owner’s expense? Find out what new build snagging is (and what it isn’t) so you know how to rectify it.
Attention to detail
It is rather like when you buy a house that has been standing for years – you can’t spot everything in the time you are shown around by the owner or estate agent. A creaky floor, for example, will only reveal itself when you are actually walking on the floor any number of times. A light switch or light fitting that doesn’t work will only become apparent when you try and fail to switch it on at night.
Some aspects of a new build property will only become apparent over time. Cracking to the corners of rooms, or across ceilings may be a symptom of the plaster or paint drying out.
Quality guaranteed for new build homes
Anyone who has been involved in either side of the process of building or buying a new build home will have encountered the term ‘snagging’. It usually refers to minor remedial work which occurs as the project draws to a close. It is sometimes in the news, as developers are occasionally taken to task if they have carried out bad workmanship, or have delivered a poor response to customer concerns.
There’s a code of conduct and an authority to deal with the complaints process. The New Homes Quality Board (NHQB) is an independent not-for-profit body. It was established in 2021 for the purpose of developing a new framework that will oversee reforms in the build quality of new homes and the quality of customer service provided by developers. The framework was introduced in 2022 and has already delivered a huge change in developer behaviour, ensured a consistently higher standard of new home quality and service, and strengthened the ability to rectify work that hasn’t been carried out to the expected standards.
The NHQB was formally constituted as a legal entity in January 2021 and the board members were appointed with representatives from various consumer bodies and stakeholders from the lending industry, Homes England, independent members, developers and new home warranty providers. Since then, it has also created a New Homes Ombudsman Service, to develop a new industry code of practice – the New Homes Quality Code (NHQC). This framework is ongoing however, with the opportunity for further amends made as new challenges arise. The board’s mantra is that it is ‘Championing quality new homes and better consumer outcomes’.
New build snagging: getting it right
Usefully, the NHQC has provided a standardised definition of what exactly constitutes a ‘snag’. Snags or snagging mean a minor imperfection or malfunction in the New Home which does not meet the expected tolerance or finish as set out in the Contract of Sale. Typically, something which is damaged, broken, not fitted properly or looks unfinished and can be categorised as either ‘omitted or incomplete work’, or ‘faulty or defective work’.
Snagging that is highlighted by the customer are not automatically considered a complaint. But if the developer has not responded to address and rectify the issue within 30 calendar days, then a formal complaint process can begin. A snagging checker such as a surveyor can be employed, if customers are unsure what exactly constitutes a snag and what quality of workmanship they should reasonably expect. For example, snagging doesn’t count if you choose an aspect of the design, or a finish, that you then don’t like. It’s not a matter of taste or choice, it’s an aspect of the work that is not carried out to the expected standards. Therefore, an extra cost would be incurred if the niggle is ‘self-inflicted’.
Another key point is the length of time after completion a customer can complain. The longer the period, the more likely the defect is down to poor maintenance. However, while most snags will be revealed reasonably quickly, others, such as settlement due to poor foundations, may take years to surface – so the timing argument is a valid one in certain cases. Some aspects of a new-build property will only become apparent over longer periods, for example, cracking in the plaster may be caused by the house settling as the construction materials cure.
In general, if an independent assessor agrees that the workmanship fails to reach reasonable expectations and standards, then the case for the rectification of the snag can be made.
Award-winning homes
We’ve been designing and building award-winning homes since 1981. From prestigious turnkey self-build projects, to distinctive developments and exclusive barn conversions, each bespoke home is built to the same exacting standards. We take great pride in every project we embark on to ensure the end result is as pleasing to its new owners as it is to us. This level of pride, passion and professionalism is epitomised in our craftsmanship and build quality, which has been recognised by many local, regional and national awards.
CB Homes is an A1+ member of the National House Building Council (NHBC), registered builder with the Local Authority Building Control (LABC), as well as a member of the Federation of Master Builders.
Each of our homes is backed by our unique and dedicated personalised approach to customer service. This ensures every CB Homes development delivers ultimate peace of mind to its new owner, long after we’ve handed you the keys.
Contact CB Homes today to discuss your next move.
