New Build Snagging Surveys in Cardiff: Why You Need One Before Completion

Cardiff Surveyors regularly conduct professional snagging surveys for buyers purchasing new build properties across Cardiff Bay, Plasdŵr, St. Edeyrn's Village, and other major developments throughout South Wales. Many people assume that new builds don't need surveys because they're brand new and covered by warranties. This assumption is dangerously wrong.

As RICS chartered surveyors who inspect dozens of new builds annually, we can confidently state that virtually every new property has snagging issues – minor cosmetic problems to significant construction defects. This comprehensive guide explains what snagging is, why professional snagging surveys matter, and how our building surveyors protect new build purchasers across Cardiff.

What is Snagging?

"Snagging" refers to the identification of defects, problems, and incomplete work in newly built properties. These issues can range from minor cosmetic imperfections like paint splashes and scratched windowsills to serious construction defects like inadequate insulation, poorly installed electrics, or structural problems.

The term comes from construction industry jargon where builders create "snagging lists" of items requiring rectification before final handover. However, developers' own snagging processes are often inadequate, missing numerous defects that independent RICS surveyors readily identify.

Common Snagging Issues in Cardiff New Builds

Our building surveyors encounter these problems repeatedly across Cardiff's new developments:

• Poor quality paintwork (uneven coverage, drips, splashes, incomplete cutting-in)
• Damaged or poorly fitted doors (won't close properly, gaps, scratches)
• Window defects (scratched glass, poor seals, won't lock, condensation between panes)
• Plumbing issues (leaking pipes, slow drains, poor water pressure, noisy systems)
• Electrical problems (loose sockets, switches not working, inadequate lighting circuits)
• Flooring defects (uneven laminate, loose tiles, carpet not properly fitted)
• Kitchen and bathroom problems (poorly fitted units, damaged worktops, leaking taps)
• External issues (incomplete landscaping, damaged brickwork, blocked gutters)
• Heating system problems (radiators not working, boiler errors, inadequate heating)
• Missing items (smoke alarms, manuals, warranty documents)

More seriously, we also identify significant construction defects including inadequate ventilation, missing cavity wall insulation, incorrectly installed membranes causing damp, structural issues with roofs and walls, and dangerous electrical installations.

Why New Builds Have So Many Defects

There's a common perception that modern construction standards mean new builds are problem-free. Cardiff Surveyors' experience conducting hundreds of snagging inspections tells a different story. Several factors contribute to widespread snagging issues:

Construction Industry Pressures

Developers work to tight deadlines and financial targets. Sites often have completion deadlines for sales contracts, and builders face pressure to finish properties quickly. This haste inevitably leads to rushing and cutting corners.

Cardiff has seen rapid development over the past decade, particularly in Cardiff Bay and new developments like Plasdŵr (one of Europe's largest urban extensions). The scale and pace of construction means quality sometimes suffers.

Subcontractor Reliance

Modern construction relies heavily on subcontractors rather than directly employed tradespeople. Different specialists install electrics, plumbing, plastering, and joinery, often working for different firms. This fragmented approach can result in:

• Communication gaps between trades
• Lack of accountability for overall quality
• Damage caused by one trade to another's work
• Varying standards of workmanship

Inadequate Site Supervision

The ratio of supervisors to properties being built can be insufficient. Site managers may oversee dozens or even hundreds of properties simultaneously, making thorough quality control impossible.

Complexity of Modern Building Regulations

Contemporary building regulations are extensive and complex, covering thermal efficiency, ventilation, acoustic performance, fire safety, and accessibility. Meeting all requirements demands attention to detail that's difficult to maintain across large developments.

The Myth of Warranty Protection

Many buyers believe NHBC (National House Building Council) or similar warranties provide complete protection, making professional snagging surveys unnecessary. This is a misconception that costs buyers thousands of pounds annually.

What NHBC and Similar Warranties Actually Cover

New build properties typically come with a 10-year warranty from NHBC, LABC Warranty, Premier Guarantee, or similar schemes. However, the coverage is tiered:

• Years 1-2: The builder is responsible for fixing defects. The warranty provider only intervenes if the builder goes out of business.
• Years 3-10: The warranty covers major structural defects only – serious problems with the foundations, load-bearing walls, or roof structure. Cosmetic issues, minor defects, and most building regulation failures are not covered.

Crucially, during the first two years you must identify and report defects to the builder. If you don't discover issues until after this period, they may not be covered. A professional snagging survey before completion identifies problems while the builder is still contractually obliged to fix them.

The Reality of Getting Builders to Fix Problems

Our clients across Cardiff frequently report frustration trying to get builders to address snagging issues after completion. Common problems include:

• Builders claiming issues are "acceptable standards" when they're not
• Extremely slow response times to repair requests
• Multiple visits required to fix the same problem
• Difficulty getting builders to attend once they've been paid
• Disputes over what constitutes a defect versus "normal wear"

By identifying defects before completion, you have maximum leverage. Developers won't release final completion until you're satisfied, giving you far more negotiating power than you'll have after moving in.

When Should You Commission a Snagging Survey?

Timing is crucial for new build snagging surveys. Cardiff Surveyors recommend commissioning your survey at one of these stages:

Pre-Completion Stage (Recommended)

The ideal time is immediately before you're due to complete – typically 1-2 weeks before your completion date. At this stage:

• The property is finished and ready for handover
• You have legal completion looming, giving you leverage with the developer
• You haven't yet paid the final balance, so you control negotiations
• The builder is motivated to fix issues quickly to secure completion

Our building surveyors conduct a thorough inspection and provide you with a detailed snagging list within 24-48 hours. You then present this to the developer and insist on rectification before completion. Most builders will address issues within 5-7 days to avoid delaying completion.

Pre-Exchange Stage

Some buyers prefer surveys even earlier, particularly for off-plan purchases where they can view show homes or early-release properties. This approach has advantages:

• Identifies systemic problems across the development
• Gives maximum time to address concerns
• Allows you to withdraw if serious issues exist

However, if the property isn't yet complete, we can't inspect your actual unit.

Post-Completion (Within First Few Weeks)

If you've already completed, don't despair. A snagging survey within the first few weeks of ownership is still valuable. While your negotiating position is weaker, you're still within the critical 2-year builder warranty period. Our survey provides professional documentation of defects that you can present to the builder for rectification.

This is particularly important because some issues only become apparent once you're living in the property and using heating, hot water, and appliances daily.

What Does a Professional Snagging Survey Include?

Cardiff Surveyors' new build snagging inspections are comprehensive and systematic. Our RICS chartered surveyors spend 2-4 hours carefully examining every accessible part of your new property, including:

External Areas

• Roof (from ground level with binoculars, and roof space internally)
• Gutters and downpipes (alignment, leaks, fixings)
• Brickwork and render (cracks, staining, pointing quality)
• Windows and doors (operation, locks, seals, damage)
• Driveway and paths (levels, drainage, surface quality)
• Garden and boundaries (fencing, landscaping completion, drainage)
• External electrics (lights, sockets)

Internal Areas - General

• Walls and ceilings (cracks, poor finishing, damp, staining)
• Floors (level, creaking, gaps, damage)
• Skirting boards and architraves (fit, gaps, damage)
• Internal doors (operation, locks, handles, damage)
• Staircases and handrails (fixings, wobble, compliance with regulations)
• Windows (operation, locks, draft seals, condensation)
• Decoration (quality of painting and finishing)

Kitchens

• Unit installation (level, doors, drawers, soft-close mechanisms)
• Worktops (chips, scratches, poor joints, incorrect cutting)
• Sink and taps (operation, leaks, water pressure)
• Appliances (operation, installation, manuals provided)
• Tiling (quality, grouting, cuts, damage)
• Extraction fans (operation, noise levels)

Bathrooms

• Sanitaryware (chips, cracks, proper fixing)
• Taps and showers (operation, leaks, temperature, pressure)
• Tiling (quality, grouting, waterproofing, damage)
• Sealing (around baths, showers, sinks)
• Ventilation (extraction fans operating correctly)
• Toilet flush mechanisms
• Underfloor heating (if installed)

Electrics

• Consumer unit (labeling, RCD testing buttons, accessible)
• Sockets (all working, secure fixing, earth continuity)
• Light switches (all operating correctly, secure fixing)
• Light fittings (complete, working, appropriate wattage)
• Smoke and carbon monoxide alarms (present, working, positioned correctly)
• TV and phone points (present as specified)

Heating and Plumbing

• Boiler (operation, manuals, warranty registration)
• Radiators (all heating up, no leaks, bleed valves working)
• Thermostats and controls (operation, positioning)
• Hot water (adequate temperature, pressure throughout property)
• Cold water (pressure and flow)
• Drainage (all waste flowing freely, no leaks under sinks/baths)
• Stop cocks (accessible, operating)

Roof Space

• Insulation (adequate depth, properly laid)
• Roof timbers (any damage, adequate support)
• Roof covering underside (any defects, proper installation)
• Water tanks (if present, secure, insulated)
• Ventilation (adequate for building regulations)
• Any signs of water ingress

Documentation

• Building regulation completion certificates
• Warranty documentation (NHBC or equivalent)
• Appliance manuals and warranties
• Boiler service record
• Electrical installation certificate
• Energy Performance Certificate (EPC)

Our building surveyors take detailed photographs of every defect identified, producing a comprehensive snagging report with descriptions, locations, and photographic evidence. Reports typically run to 30-50 pages for a standard new build property.

Cardiff Surveyors: Real Case Studies from Cardiff New Builds

Case Study 1: Cardiff Bay Apartment Block

We surveyed a 2-bedroom apartment in a new Cardiff Bay development for first-time buyers who were about to complete. The marketing materials showed stunning waterside living with high specifications. Our snagging survey identified 78 defects including:

• Significant water damage to bathroom ceiling from apartment above (active leak)
• Bathroom extraction fan not working (building regulation failure)
• Kitchen worktop badly chipped in three places
• Balcony door wouldn't lock securely (security risk)
• Numerous paint defects throughout
• Damaged tiles in bathroom and kitchen
• Living room skirting board section missing
• Multiple electrical sockets loose or not working

The water leak was the critical issue. Our clients delayed completion until it was fully resolved and the damaged ceiling replaced. The developer also replaced the kitchen worktop and made good all other defects. Without our survey, they would have moved into a property with an active water leak causing potential long-term damage.

Case Study 2: Plasdŵr Family Home

A young family commissioned our snagging survey on their new 4-bedroom detached house in the Plasdŵr development. The property looked immaculate during viewings. Our building surveyor identified 103 defects including several serious issues:

• Master bedroom radiator not connected to heating system (no heat whatsoever)
• Roof space insulation inadequate depth (not meeting building regulations)
• Two bathroom windows with broken seals (condensation between panes)
• Kitchen sink waste pipe leaking into unit below (water damage to base unit)
• Main bedroom window wouldn't lock (security and insurance implications)
• Garage consumer unit missing required RCD protection (electrical safety issue)
• Driveway drainage inadequate (water pooling after rain)
• Dozens of cosmetic defects (paint splashes, damaged door frames, scratched window sills)

The developer initially claimed some issues were "acceptable standards." Our detailed photographic evidence and professional report – from RICS chartered surveyors – gave the buyers the authority to insist on proper rectification. All significant defects were resolved, including raising roof insulation to required depths and completely replacing the faulty windows.

Case Study 3: St. Edeyrn's Village Townhouse

Our snagging survey on a new 3-bedroom townhouse in St. Edeyrn's Village revealed a critical heating system problem that would have caused major issues during Cardiff's cold winters.

The boiler was incorrectly configured and the heating system had not been properly commissioned or flushed. This resulted in:

• Two upstairs radiators not heating at all
• Excessive noise from the boiler
• Error codes appearing on the boiler display
• Inadequate hot water temperature

Additionally, we identified drainage problems with the bathroom shower (slow draining, risk of flooding) and significant gaps around the front door frame (major heat loss and draft issues).

The developer brought in heating engineers who discovered the system had not been flushed after installation, meaning debris was blocking radiators. They completely re-commissioned the system. The front door frame was resealed, and the shower waste was cleared and tested. Our £450 survey saved the buyers from facing these problems during their first winter in the property.

How Much Do New Build Snagging Surveys Cost?

Cardiff Surveyors' new build snagging inspections are priced based on property size and type:

• 1-2 bedroom apartments: £350-450
• 3-bedroom houses/townhouses: £450-550
• 4-bedroom detached houses: £550-650
• 5+ bedroom properties: £650-800+

These fees include:

• Comprehensive 2-4 hour on-site inspection by RICS chartered surveyor
• Detailed photographic evidence of all defects
• Written snagging report (typically 30-50 pages) delivered within 48 hours
• Professional descriptions of defects suitable for presenting to developers
• Prioritization of issues (critical, important, minor)
• Telephone support discussing findings and negotiation strategy

Many buyers question whether snagging surveys represent value for money. Consider that our typical Cardiff new build inspection identifies £3,000-8,000 worth of rectification work. Without professional documentation, developers often dismiss issues or claim they're acceptable. Our RICS-backed reports carry weight that personal snagging lists cannot match.

DIY Snagging vs Professional Snagging Surveys

Some buyers attempt DIY snagging using online checklists. While this is better than nothing, there are significant limitations:

What You Might Miss

Professional surveyors have trained eyes that notice defects untrained buyers overlook. We know exactly what to look for and what standards should be met. Common things buyers miss include:

• Inadequate roof insulation (hidden in roof space)
• Ventilation not meeting building regulations
• Electrical installation issues beyond obvious socket problems
• Plumbing problems not immediately apparent (slow leaks, poor falls on waste pipes)
• Heating system commissioning issues
• Structural concerns (cracks that matter vs cosmetic settlement cracks)

Authority and Professional Weight

Developers take RICS surveyor reports far more seriously than handwritten lists from buyers. Our professional status, insurance backing, and formal report format give your snagging list authority. Developers know they can't dismiss issues identified by chartered surveyors as easily as claims from homeowners.

Detailed Photographic Evidence

Our building surveyors take comprehensive photographs of every defect, providing irrefutable evidence. This is particularly important if disputes arise or the builder claims issues didn't exist at completion.

Understanding Building Regulations

Many snagging issues relate to building regulation non-compliance. Cardiff Surveyors' building surveyors have in-depth knowledge of current regulations and can identify failures that homeowners wouldn't recognize as problems.

What Happens After the Snagging Survey?

Once we've completed your snagging inspection and delivered the report, the process typically follows these steps:

1. Review the Report: Read through our findings carefully. We categorize defects by severity (critical, important, minor) to help prioritize.
2. Present to Developer: Provide the full snagging report to the developer/builder, requesting rectification of all identified issues before completion.
3. Negotiate Timeframes: Agree reasonable timeframes for repairs. Most developers aim to complete snagging rectification within 5-10 working days.
4. Arrange Follow-Up Inspection: Once the builder confirms work is complete, arrange to inspect the property again (we offer follow-up visits at reduced rates).
5. Sign-Off or Further Action: If all issues are satisfactorily resolved, proceed to completion. If significant problems remain, consider delaying completion or negotiating a retention (holding back part of the purchase price until work is finished).

Frequently Asked Questions About New Build Snagging

Protecting Your New Build Investment

Purchasing a new build property in Cardiff represents a significant financial commitment – often £250,000-500,000+ depending on location and size. A professional snagging survey from Cardiff Surveyors protects this investment by ensuring you receive the quality home you're paying for.

Our RICS chartered surveyors bring decades of combined experience inspecting new builds across South Wales. We understand construction standards, building regulations, and typical defects in Cardiff's major developments including Plasdŵr, Cardiff Bay, St. Edeyrn's Village, and beyond.

Don't assume "new" means "perfect." Virtually every new property has defects, and identifying them before completion – when you have maximum leverage – is crucial. Our professional snagging surveys provide the detailed evidence you need to ensure builders make good on their obligations.

If you're purchasing a new build property in Cardiff or anywhere across South Wales, contact our team to discuss professional snagging inspection services. We're here to protect your interests and ensure your new home meets the standards you deserve.