A new build looks pristine on completion day. Move in, live in it for two months, and the list of small things wrong becomes embarrassing. Some of those things are normal and self-fixing; many are real defects that the developer is obliged to repair under the 2-year warranty. The key is to find them, document them and report them within the warranty window. After two years your only remedy is the much more limited 10-year structural cover.
The two warranties on a new build
- 2-year developer warranty: covers snags, defects, cosmetic issues, finishes. Direct to the developer. Comes with the home.
- 10-year structural warranty: covers major structural defects (foundations, frame, roof structure, weatherproofing). Issued by NHBC, LABC, Premier Guarantee, BLP or similar. Underwritten by an insurer rather than the developer.
Years 1 and 2 are the golden window. Use them.
The 50-point checklist
Exterior (10 points)
- Brickwork: mortar joints consistent, no missing pointing, no smeared mortar on bricks.
- Render: even thickness, no cracks, no patches of different colour.
- Roof tiles: aligned, no slipped or broken tiles visible from ground or windows above.
- Guttering: secure, sloped correctly, no visible gaps at joins.
- Downpipes: secure to wall, joined properly, drain into gully or soakaway.
- Drives and paths: even, no trip hazards, drainage falls away from the house.
- Driveway expansion gaps: present where needed.
- Boundary walls and fences: vertical, secure, no leaning.
- Garage door: opens fully, seal complete around frame.
- External lights: all working, IP-rated for outdoor use.
Windows and doors (8 points)
- Every window opens and closes smoothly, sealing fully when shut.
- Trickle vents present and working on all windows that need them under Building Regs.
- Window glass: no scratches, no internal condensation between panes (failed seal).
- External door seal: continuous compression all round, no gaps.
- Front door multipoint lock: all 3 to 5 points engage.
- Internal doors: hung square, latch engages cleanly, no scraping on carpet.
- Door frames: no visible gaps to wall, mastic seal complete.
- Letterbox: brush draught seal intact.
Walls, ceilings, floors (10 points)
- Walls: no cracks longer than 1mm or wider than hairline.
- Plaster: smooth finish, no obvious patches or trowel marks.
- Skirting: continuous, mitred at corners, no gaps to floor.
- Architraves: aligned, mitred, painted to consistent finish.
- Ceiling: flat, no sagging, no visible joint lines.
- Loft hatch: square, insulated, draught-sealed.
- Floors: no creaks when walked, joists not visibly bouncing.
- Carpet or flooring: laid flat, no waves or ridges.
- Underfloor heating manifold: accessible, labelled, no leaks visible.
- Staircase: handrails secure, no squeaks on tread, balustrades secure.
Kitchen (6 points)
- All appliances tested: oven heating, dishwasher draining, washing machine spinning, fridge cold.
- Worktops: scratch-free, no chips, sealant at all wall joins.
- Cabinet doors: aligned, soft-close working, hinges level.
- Sink: drains without standing water, sealant continuous.
- Tap: full flow, hot and cold separated correctly.
- Extractor: vents to outside, switch working.
Bathrooms (6 points)
- Shower: full pressure, drains without pooling, seal around tray complete.
- Bath: drain clear, overflow working, sealed at edges.
- Toilet: flushes fully, no rocking, bolts down securely.
- Basin: full drain, sealed.
- Tile grouting: continuous, no visible cracks, even colour.
- Extractor fan: turns on with light or humidistat, ducted to outside.
Electrics, gas, heating (6 points)
- Every socket tested with a tester or plug.
- Light switches all working, dimmers smooth across full range.
- Smoke alarms: all sound on test, interconnected as required by Building Regs.
- Carbon monoxide alarm: present where required (boiler in habitable room).
- Boiler: fires, gauges showing correct pressure (1 to 1.5 bar cold), no error codes.
- Radiators: heat evenly across surface, TRVs turn smoothly.
External services (4 points)
- Drainage: outside gully cover present, water runs away when tested.
- Stop tap: located, labelled, accessible.
- External tap: working, frost-protected.
- Garden: turfed if specified, soil even, no debris (bricks, rubble) buried.
Professional snagging inspection
A professional snagging inspector charges £350 to £600 for a typical 3-bed home. They use:
- Calibrated spirit levels and laser levels for floors, doors, worktops.
- Thermal cameras to find missing insulation behind walls.
- Manometer to check boiler gas pressure.
- Damp meters to check critical points.
- A standard 200+ point inspection report with photos.
Worth it on any new home over £300,000. The inspection report goes to the developer as a defects list under the warranty.
Timing the inspection
The ideal sequence:
- Pre-completion inspection 1 to 2 weeks before legal completion.
- Submit defects list to developer; major items fixed before completion.
- Re-inspection after 4 to 6 weeks of living in the property to catch latent defects.
- Final submission of all snags to developer at the 23-month mark (just before warranty expires).
Some developers refuse pre-completion inspections. If they do, get the inspection in the first 30 days after moving in.
If the developer refuses to fix
- Submit a formal complaint to the developer in writing.
- Escalate to the new homes ombudsman (NHO) under the New Homes Quality Code (active since October 2022).
- For structural items in years 3 to 10, claim direct to the warranty provider (NHBC, LABC, etc.).
- For genuine breaches that go unfixed, the trading standards complaint route is open.
Confirm the development before exchange
A PropertyReportUK report on the new build address covers warranty provider, build date, planning history, flood risk and EPC. Pair it with the snagging inspection. Get a report.