What is a snagging inspection?

A snagging inspection is used to identify issues typically after some form of construction or renovation has taken place.

During the home buying process, the snagging inspection is instructed to assess new build properties where typically minor cosmetic issues, or otherwise can be listed and sent over to the developer to address.

This is in contrast to a Level 2 or 3 Home Survey which are used to assess pre-owned homes given the likely presence of issues for a host of reasons.

The snagging report turnaround time is between 3 to 5 working days from the date of inspection.

What's included in the inspection?

The inspection will include a visual and non-intrusive assessment of the property elements that exclusively serve it. A more general assessment will take place for communal areas.

In practice, snagging inspections are typically instructed for new build flats. External elements like the roof will not be visible due to access restraints. Other elements of the wall like weep vents are also unlikely to be visible at higher level. The inspection of communal areas will be limited to areas accessible.

As an example:

The internal space of the flat and its balcony will be assessed. We will operate services if possible, but obtaining commissioning/certification will always be recommended. A more generic view of the external walls etc. and communal areas will be undertaken as these are shared elements and not entirely visible, nor exclusively demised to the lease of the property.

A general assessment of the car park, bicycle storage and bin room may also be undertaken if access is provided by on site staff or otherwise.

Case Study

East London, Waltham Forest E17

A snagging inspection of a one bedroom flat was instructed by the client at a new development.

Excessive gaps were noted to the bottom of most fire doors. This may mean they are unlikely to resist fire for the specified time. Despite this, sprinklers and fire detectors were installed to all habitable rooms and the hallway, with limited travel distances to the main door also noted, which was comforting.

The matter was highlighted for clarification with the developer who confirmed building control approval was obtained, with further elaboration also obtained on various other points raised from the inspection. Documentation was also obtained by the conveyancer confirming the same.

The client was advised that the gaps to the doors may likely be picked up in surveys despite the overall means of escape being acceptable under Part B of The Building Regulations. Regardless, the doors should be rectified to comply fully.

What does this mean?

A safe escape route to the main door of a flat is required from any room. Varying options are available under The Building Regulations to achieve this which can be complex due to specific circumstances.

In this particular instance, there were short travel distances from all rooms to the main door of the flat (this is one of the available options to meet the requirements of the regulations).

As such, the installation of fire doors were not required to internal rooms, and had made matters confusing. ‘Breaks’ between rooms were also found to walls for the services. The flat’s layout therefore defeats the purpose of having fire door sets installed.

Regardless, as the doors were installed, and installed incorrectly, strictly speaking, it would not comply with Regulation 7 of The Building Regulations which deals with workmanship.

Practically, escape from the flat is sufficient, however clarification was required from the developer as to what was envisaged. Moreover, it is likely to be picked up on surveys in the future unless rectified, which was clarified to manage expectations.

N.B. Sprinklers were installed internally to all rooms (as required given the building was newly constructed and above 11m) which would suppress fire. Fire detectors were also present to all rooms to provide early warning of fire.

N.B. The above points should not be confused with fire door sets and compartmentation walls separating flats from each other, or different parts of the building.

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