Snagging and defects: what to check in a home built in the last 30 years

"Snags" are the small defects left when a new home is finished. In a home that's a few years old, the same faults can turn into bigger problems. This checklist covers both.

Who fixes what, and when

• Years 0 to 2: under most new-home warranties the builder must put right defects that break the warranty's technical standards. Report them in writing, with photos.
• Years 3 to 10: the warranty provider usually covers only specific structural problems (foundations, walls, roof structure, and some others), not wear and tear or small defects.
• After 10 years: defects are normally the owner's responsibility, which is why a survey matters more for an older home.
• Builders registered with the New Homes Quality Board follow the New Homes Quality Code, and buyers can complain to the New Homes Ombudsman about problems reported in the first two years.

Outside

• Cracks in brickwork or render, especially stepped cracks or cracks wider than a few millimetres.
• Missing or loose roof tiles, ridge tiles and dry verge caps; sagging or blocked gutters.
• Mortar that's patchy, crumbling or a different colour in places; weep vents above windows and doors.
• Gaps or perished sealant around window and door frames.
• Ground or paving that slopes towards the house, and air bricks that are blocked or below ground level.
• Drains: slow outside gullies or standing water; ask whether the drains are adopted.

Inside

• Damp patches, mould or condensation, especially in corners, behind furniture and in bathrooms. Check extractor fans actually extract.
• Cracks at ceiling joints and around door frames (some settlement cracking in the first years is normal; growing cracks aren't).
• Doors and windows that stick or don't latch, and draughts.
• Squeaky or bouncy floors, uneven skirting, poorly finished plaster.
• Loft: insulation depth and coverage, signs of leaks or condensation on the underside of the roof.
• Heating and hot water: boiler service history, radiators that heat fully, water pressure.

Paperwork to ask for

• The new-home warranty certificate and any claims made under it.
• Building control completion certificate, and approvals for any later extensions or alterations.
• The energy certificate (EPC), which also records how the walls, roof and windows were built.
• For leasehold homes: lease length, ground rent, service and estate charges, and any planned major works.

Check the estate, not just the house

Problems often repeat across an estate. Find your development on BuildingRecord to see who built it, when, and what other owners and public records say.

This guide is general information, not a survey or legal advice. Always get a RICS Level 2 or Level 3 survey before you buy.