Snagging List: What to Check Before You Sign Off Your Project

Reaching the end of a renovation or new-build project is exciting, but sign-off day is not the moment to rush. A thorough snagging list - completed before final payment and formal handover - is the single most effective tool a client has to ensure every defect, omission and substandard finish is recorded in writing and corrected at the contractor's cost. This guide explains exactly what a snagging list is, when to carry one out, what to check room by room, and how houseUP manages the handover process on every project.

What is a snagging list?

A snagging list is a written record of defects, incomplete work, and finishes that fall below the agreed standard, compiled at project end before final payment is released. The contractor must remedy every item. A thorough snagging inspection protects your right to a finished project that matches the contract specification.

When should you carry out a snagging inspection?

Timing matters. Carry out your snagging inspection after practical completion - when the building is substantially finished and habitable - but before you release the final payment or move furniture in. Moving furniture and personal belongings into unfinished rooms makes it harder to spot defects in floors, skirting boards and wall finishes, and may give the contractor grounds to argue that later damage was caused by occupation rather than poor workmanship.

On most residential projects in England, the standard JCT building contract includes a defects liability period (also called the retention or rectification period) of 6 to 12 months after practical completion. During this period the contractor remains contractually obliged to return and fix any defects that emerge through normal use. A proportion of the contract value - typically 3 to 5 percent - is held back as retention until the end of this period to provide financial incentive. Understanding how this mechanism works is covered in more detail below.

Renovation snagging vs new-build snagging

The principles are the same but the practical focus differs.

For complex London house renovation projects - where works span multiple trades across several months - a mid-project snagging walkthrough at first-fix stage is also good practice. Catching issues before walls are closed up saves significant remediation cost later.

Room-by-room snagging checklist

Use the sections below as your master reference. Take photos of each defect and number them to match your written list. Share the completed list with the contractor in writing (email is fine) and agree a remediation programme and completion date.

Walls and ceilings

• Plaster is smooth with no hollows, cracks, or visible tape joints
• Coving or cornice is straight, mitred cleanly at corners, and fixed securely
• Ceilings are flat with no rippling, sagging, or uneven joints between boards
• Paint coverage is even with no runs, brush marks, or missed areas
• All walls are square and plumb; check corners with a spirit level
• No water staining, damp patches, or tide marks

Floors

• Timber floors are level with no squeaks, springy boards, or gaps at skirting
• Tiles are laid flat (no lippage), fully bedded (tap to check for hollow spots), and evenly grouted
• Grout lines are consistent and free of voids or contamination
• Thresholds and transition strips are fitted and flush
• Screed or subfloor is sound with no cracking or movement

Doors and windows

• All doors open, close, and latch without force; no binding on frames
• Door frames are plumb, square, and firmly fixed
• Ironmongery (handles, hinges, locks) is correct to specification and operates smoothly
• Windows open and close without stiffness; all locking mechanisms engage
• Glazing seals are intact with no condensation between panes
• Draft seals and threshold strips are fitted; no visible gaps around frames
• Bi-fold or sliding doors align flush when closed and run smoothly on tracks

Kitchen

• All units are level, plumb, and flush; doors and drawers align and do not catch
• Soft-close hinges and drawer runners are adjusted and functioning
• Worktop joints are tight, flush, and correctly sealed with silicone
• Splashback tiles or panels are fixed flush and correctly grouted or sealed
• Appliances are installed, commissioned, and tested
• Extraction hood is connected, vented (not just recirculating unless specified), and sealed at wall penetration
• All plumbing connections are checked for leaks under sink and at dishwasher
• Plinths and cornice are fitted and clipped securely

Bathroom and wet rooms

• Sanitary ware is level, securely fixed, and free from chips or scratches
• All silicone joints are neat, consistent, and fully continuous at bath, shower tray, and basin
• Shower enclosure is plumb with seals in place; no leaks around tray outlet
• Tiling is flat, evenly grouted, and sealed at changes of plane
• Waste outlets drain freely; no standing water on shower trays or basin surrounds
• Extractor fan is installed, wired, and running to outside (check external vent cover)
• Towel rails and accessories are fixed at correct heights and secure to wall

Electrics

• All sockets, switches, and data points are level, flush to wall, and clipped tight
• Cover plates are the correct finish and undamaged
• All circuits are tested; obtain the Electrical Installation Certificate (Part P) from the contractor
• Consumer unit is labelled clearly for every circuit
• Recessed downlights are flush and fire-rated covers are in place above
• Any smart-home systems are commissioned and user instructions provided
• Smoke and carbon monoxide alarms are fitted, wired, and tested

Plumbing and heating

• Boiler or heat pump is commissioned and service documentation handed over
• All radiators heat up fully; bleed valves accessible
• Thermostatic radiator valves operate correctly
• Underfloor heating zones are commissioned and manifold labelled
• Check all visible pipework for leaks at joints and connections
• Hot water reaches taps and shower at the correct temperature and pressure
• Overflow pipes discharge to an accessible external location
• Gas Safe certificate obtained for any gas work

Decoration

• Skirting boards are fixed flat to wall with no gaps, mitred at corners
• Architrave is fitted cleanly around all door frames with no gaps at joints
• All woodwork is sanded and painted to a smooth finish with no brush marks
• Paint colours match the agreed specification throughout
• Wallpaper (if applicable) is hung straight with no air bubbles or mismatched pattern
• Caulk lines at skirting, architrave, and ceiling junctions are neat and continuous

External works

• Render or external cladding is even, fully cured, and finished to agreed colour
• Roofing materials (slates, tiles, felt, or flat-roof membrane) are laid correctly with no lifting edges
• Flashings at junctions with walls and chimneys are correctly dressed and sealed
• Gutters and downpipes are secure, fall correctly to outlets, and are free of debris
• Drainage channels and soakaways are clear and free-draining
• Any new paving, patios, or steps are level, jointed correctly, and laid to fall away from the building
• Fences, gates, and boundary works are plumb and secure
• External lighting and power sockets are IP-rated and working

How to raise snags with your builder

Follow a clear and documented process to protect your position.

1. Compile the list before sign-off. Walk the property systematically and number each defect. Photograph every item.
2. Issue the list in writing. Send via email so there is a date-stamped record. Reference the contract specification for each item where relevant.
3. Agree a remediation schedule. Ask the contractor to confirm in writing which items they accept and the date by which all works will be complete. Reasonable builders will respond within 5 to 10 working days.
4. Hold the final payment. Do not release the final payment or the retention until all agreed snags are resolved to your satisfaction. This is your primary lever.
5. Re-inspect after remediation. Walk the list again once the contractor says all items are complete. Sign off only when you are satisfied.
6. Escalate if necessary. If the contractor refuses to engage, contact their trade body (FMB, TrustMark) or seek independent dispute resolution. For larger disputes, the Construction Industry Scheme adjudication process is available.

How retention and the defects liability period works

On a building contract in the UK, retention is a percentage of each stage payment that the client withholds as security. A typical arrangement is:

Holding retention is not the same as refusing to pay. It is a contractual mechanism that incentivises the contractor to return and remedy any defects that emerge during normal use of the building. If a contractor objects to standard retention terms, treat that as a red flag.

For projects such as house extensions or loft conversions where the works represent a significant investment, having a clear defects liability period written into your contract is essential.

Free downloadable snagging checklist

houseUP provides clients with a comprehensive snagging checklist in PDF format covering all the room-by-room categories listed in this guide, plus a numbered defect log template, a photo reference sheet, and a standard letter for issuing the snagging list to your contractor. The checklist is based on the standards used on our own design-and-build projects in Chelsea, Kensington, Hampstead, and Chiswick.

To request your free copy, visit our contact page and use the subject line "Snagging Checklist". We will send the PDF by return.

How houseUP manages handover and snagging

On every houseUP design-and-build project, handover is a formal stage with its own programme. Our site manager carries out an internal pre-completion inspection before the client walkthrough, resolving the majority of snags before the client sets foot on site. At the client handover meeting, we work through the completed property room by room, issue a defects log in real time, and agree a remediation date in writing. Retention is held in line with the contract and released only after the defects liability period has closed cleanly.

Our in-house structural engineers and conservation architects are available throughout the defects period - meaning that if a structural or heritage question arises post-completion, it is handled by the team that designed the project rather than a third party. For clients undertaking listed building renovation, this continuity is particularly important given the scrutiny that conservation officers apply to finished works.

If you are planning a renovation in prime London and want to understand how our handover process works in practice, get in touch or explore our house renovation service.

Frequently asked questions

What is a snagging list on a new build?

A snagging list on a new build is a written record of defects, incomplete finishes, and items that do not meet the specification, compiled before legal completion or shortly after moving in. The developer is obliged to remedy all listed items within a reasonable period. Having an independent snagging surveyor compile the list strengthens your position.

Can I do my own snagging inspection or do I need a professional?

You can carry out your own snagging inspection using a structured checklist. For a large project or a new-build property, hiring a professional snagging inspector (typically £300 to £600) is worthwhile because they are trained to identify defects that are easy to miss, including hollow tiles, out-of-square frames, and incorrectly commissioned services.

When is the best time to carry out a snagging inspection?

Carry out your snagging inspection at practical completion - when the building is finished but before you release final payment and move belongings in. Inspecting an empty property in good daylight makes defects far easier to spot. A secondary inspection is advisable after remediation works are complete to confirm all items have been resolved.

What happens if the builder refuses to fix snags?

If a builder refuses to remedy agreed snags, you can withhold the final payment or retention, contact the builder's trade body (FMB, TrustMark, or equivalent) to raise a complaint, or pursue adjudication or court action for larger sums. Always issue the snagging list in writing so you have a dated record of the items raised and the contractor's response.

How long does a builder have to fix defects after completion?

Under a standard JCT building contract, the defects liability period is typically 6 to 12 months from practical completion. During this period the contractor must return and fix any defects that arise through normal use at no extra charge. Consumer contracts often include a statutory 12-month right to repair under the Consumer Rights Act 2015.

Is a snagging list legally binding?

A snagging list issued under a building contract and acknowledged in writing by the contractor is a contractual document. The contractor's obligation to remedy defects derives from the original contract, not the snagging list itself - the list is the mechanism for formally recording and communicating those defects. Always issue it in writing and keep a copy.