What is the new build snagging period?
It depends between developers, however generally speaking the snagging period can be split into 2 sections: within the first 2 months and then before the end of 2 years...
2 month snagging period
It is important to raise your snagging list with the builder within the 2 months of completion because it is in line with the HBF survey deadline. The HBF survey is a scheme most of the larger developers operate as it independently determines customer satisfaction in questions such as "would you recommend your builder to a friend?". The responses to this question alone ultimately determines how many stars they are awarded and display on their flags you see when entering the site!
So, with this in mind the reason the 2 month period is important is because the site team will typically be attentive to your snag list in haste of the HBF satisfaction survey landing on your doorstep. The sales and site team are rewarded for good responses so it is in their best interests that you score them well!
Typically after the survey expires or has been completed, the site team may not be as attentive to minor issues. This is why we slightly change the way we raise snags on our reports after 2 months of completion; focusing on more important (deemed 'out of tolerance') snagging issues rather than cosmetic.
2 year snagging period
There is a second HBF survey that is sent out to customers at 9 months after completion, but interestingly these findings are not published. With this in mind, it is now the 2 year snagging period that's important to consider. Developers provide a 2 year warranty for defects that are deemed out out tolerance, classed by the NHBC / LABC etc.
This is why our company offer a full package which includes an initial snagging survey and then a follow up inspection around 18 months down the line (as well as other benefits such as a thermal heat loss survey)... Both the <2 month and then <2 year surveys are carried out with the realistic expectation of what your developer will be willing to do at these 2 stages.
10 year warranty
After the 2 year period, you would need to raise a dispute with the NHBC / LABC / (other) directly but they will only be willing to investigate more major issues. Approximately 70% of the claims made with the NHBC are roofing issues, to illustrate this point.
The NHBC / other do check your property at various stages during the build as they are there to ensure that building regulations have been adhered to, but they do not pay attention to the quality of finish... which is where a snagging survey is so important.
For more information about the snagging periods and what sort of survey would be best for your property, call our office and we'd be happy to discuss!
A Snaggers Blog
HomeSnag inspectors are experts at inspecting new-build houses. This blog shares real examples to demonstrate the importance of getting your new build house or apartment snagged professionally
"I always insist that there is specific provision for snagging," says Thomas Moran, partner at law firm Speechly Bircham. "Reputable developers do this anyway, but there are all sorts in the market, some big, some small, so you need a contractual promise than within, say, a year they will come back to remedy any minor defects in the finishing."
read full article here