Problems, Defects and Flaws
If you're buying a brand-new house, it's important to remember that this does not necessarily mean that you're buying a home free from flaws or defects. Over 30% of new houses have anywhere between 100 and 200 (mostly minor) faults, whilst 10% of new houses have over 200.
Snagging
Approximately 10-14 days before you take possession of your new home, you must inspect thoroughly and make a note of any defects. This process is termed 'snagging' and gives the builder the opportunity to rectify any faults before you move in. You should also make a list of any defects on moving in and ask the site manager to agree them. Notify the builder in writing, requesting confirmation of when they will be remedied.
A good incentive for your developer to finish your home to a high standard is to stipulate that you will hold back a retention until all snagging defects are rectified - try to get this built in to your contract.
You can hire a professional to do the snagging for you; this is highly recommended, as they know exactly what to look for, have more leverage with the builder and can help to reduce the stress involved. A variety of professionals are qualified to carry out snagging inspections, including chartered surveyors and experienced construction industry professionals; prices range from about £250 for a one-bedroom apartment to £500 for a five-bedroom house. Make sure that any company you employ is qualified and that you receive a quotation.
Alternatively, snagging lists are available to buy or download; these can be very useful and will guide you through the process in a logical fashion without needing any specialist knowledge.
Keep an Eye Out for Defects
It is recommended that you check your home for snags every six months for the first two years and put any defects in writing to your house builder as soon as possible. The builder is responsible for any defects and repairs that are necessary for up to two years after the purchase of a newly built home. It should be noted however, that the builder is not responsible for items such as normal shrinkage or condensation due to the property drying out, general wear and tear, or damage arising from failure to maintain the property. During the next eight years you will only be insured against major structural damage caused by defects in the structure, subsidence or heave.
