Many buyers of new build homes assume that because the property is brand new, a survey is unnecessary. The developer's warranty, typically an NHBC Buildmark or similar policy, covers structural defects for ten years and general defects for the first two years, which seems like comprehensive protection. However, there are good reasons to commission an independent inspection of a new build even before or just after completion.

What a New Build Warranty Covers

A new build structural warranty such as NHBC Buildmark provides two-year builder cover during which the developer is responsible for putting right defects caused by their failure to build to the warranty's technical standards, and ten-year structural cover during which the warranty provider covers major structural defects if the developer is unable or unwilling to do so. This is valuable cover but it requires the buyer to report defects and pursue the developer or warranty provider through their processes.

Warranty cover does not mean defects do not exist, only that there is a mechanism to get them fixed. The experience of many new build buyers is that defects are widespread and that pursuing them through snagging and warranty processes takes time and persistence.

The New Build Snagging Inspection

A snagging inspection is an independent inspection of a new build property specifically looking for defects, poor workmanship, and items that do not meet the required standard. It typically generates a snagging list of items for the developer to address. Specialist new build snag inspectors and some RICS-registered surveyors offer this service.

The ideal timing for a snagging inspection is before legal completion, allowing items to be incorporated into a retention or snagging schedule that creates legal leverage to ensure they are addressed. If the developer does not allow a pre-completion inspection, a snagging inspection immediately after moving in is the next best option, as items reported within the first two years fall within the builder cover period of the warranty.

How Many Defects Are Typical

Independent snagging inspectors consistently report significant numbers of defects in new build properties, with lists of one hundred or more items not unusual for a typical new build house. These range from cosmetic issues such as paintwork, plasterwork, and tiling defects to more significant items such as incorrectly fitted windows, drainage problems, gaps in insulation, and structural elements not built to specification. Most are resolvable, but identifying them requires a systematic inspection by someone who knows what to look for.

Standard Survey for a New Build

A standard RICS Level 2 or Level 3 survey is less commonly commissioned for new builds because the main purpose of these surveys, assessing the condition and identifying defects in an older building, is less relevant for a property that has just been built. However, if you have concerns about the construction quality or the specific development, a full structural survey or a specialist new build inspection can provide reassurance or identify significant problems.

Summary

While a new build warranty provides important protection, an independent snagging inspection is strongly recommended for any new build purchase. Snagging inspectors consistently identify significant numbers of defects in new builds that the buyer has a right to have rectified under the builder cover period of the warranty. The best timing is before legal completion, though inspections immediately after moving in are also effective while still within the two-year builder cover period.