The builder has packed up the van, the skip is gone and the final invoice has landed in your inbox for £6,400. This is the moment you have the most leverage you will ever have, and it ends the second you pay. A snagging list UK homeowners can rely on is simply a written record of every defect, unfinished item and mess left behind, agreed with the builder before the balance goes across.
Walk the job room by room in good daylight, photograph and number every flaw, send the list to your builder in writing, and keep back a sensible sum until each item is fixed. Doing this within a few days of completion, rather than a month later, is what makes the difference between a quick fix and an argument.
What a snag actually is
A snag is a defect or omission that stops the job matching what was agreed. It might be a scuffed door, a missing socket cover, a gap in the sealant or a radiator that was never bled. Snags are normal. Almost every project has some, and a good builder expects a list.
What a snag is not: a change of mind. If you decided after the fact that you wanted a different tile, that is a variation and would normally be priced separately. Keep the two apart. Your list should compare the finished work against the written quote, the drawings and any specification, not against a picture in your head.
Before you start: get your documents together
You cannot judge work against nothing. Pull out the original quote, any drawings, emails agreeing changes and the contract or terms if you have them. If you only have a vague quote, check it for what it promised, such as materials, finishes and the number of sockets. Our guide to reading a tradesperson quote explains what a decent one should list.
Pick a good time. Mid-morning on a bright day is ideal, because daylight shows paint flaws and uneven plaster that evening lighting hides. Switch every light on and off as you go.
How to inspect: a room-by-room method
Walls, ceilings and decoration
Hold a torch or phone light flat against the wall and look along it. This raking light shows bumps, trowel marks and patchy filler. Look for cracks at corners, paint runs, missed spots behind doors and roller marks on ceilings. Check edges where walls meet skirting, and the lines around windows and doors.
Floors and joinery
Walk every floorboard or tile. Listen for squeaks and clicks. Check tiles for lipping, hollow sounds and grout gaps. Open and close every door and window. Doors should shut without catching, and handles and locks should work. Check skirting is fixed with tight joints and no visible gaps.
Plumbing and heating
Run every tap, flush every toilet and look underneath for drips. Check hot water arrives at each outlet, and that pressure is reasonable. Make sure radiators warm up evenly. Check for stains on ceilings below any bathroom. Gas appliances should have a Gas Safe certificate for the work, and you should hold it before you pay.
Electrics
Test every socket and switch, and every light fitting. Check faceplates are straight and cleanly fitted. Ask for the electrical certificate for any new circuit or notifiable work, such as an Electrical Installation Certificate or Minor Works certificate, and a Building Regulations compliance certificate where the work needed one.
Outside and clean-up
Look at pointing, roof tiles disturbed near the work, guttering and drainage. Check the garden, driveway and neighbours’ boundaries for damage. Confirm all waste has gone and that the site is clean, not just tidy.
Write it down so it counts
Photograph each flaw with a wide shot to show location and a close shot to show detail. Number each item, note the room and describe it in one line: “Item 14, kitchen: gap of about 4mm between worktop and wall tile, left of the hob.”
Send the list by email, not just by phone. A written list with dated photos is what you will rely on if the builder disputes it later. Ask for a date by which each item will be fixed and ask them to confirm by reply.
My view: never pay the final balance until the snags are done
Hold back a retention until the snags are signed off. It is not rude, it is standard practice, and a builder who objects to a reasonable retention is telling you something about how they expect the snags to go. Retentions of around 2.5% to 5% of the contract value are common in larger building work. On a £6,400 job, that might mean holding £320 until the items are done.
The catch: a retention only works if it was agreed up front. If your contract says nothing, you can still propose a small holdback in writing, but the builder is not obliged to accept. If the defects are significant, withholding a sum that reasonably covers the cost of putting them right is generally defensible, but keep it proportionate and keep records. Withholding the entire balance over a few paint marks can put you in the wrong. If you are not sure, take advice first.
What to do if the builder disagrees or disappears
Start with a calm written reminder that refers to the quote and your list. Many problems end there. If the builder will not respond, a second written notice with a clear deadline, say 14 days, is reasonable. If they are registered with TrustMark or another scheme, you may be able to use its complaints process. Citizens Advice can explain your rights on the quality of work. If you paid by credit card, you may also have a claim against your card provider, which is worth knowing before you pay.
What to do in the next 30 minutes
Find the original quote, drawings and any emails that changed the scope.
Walk the first room with a torch and your phone, and photograph anything that looks off.
Start a numbered list in a note or spreadsheet: room, item, photo reference.
Check you hold every certificate the work needed, such as Gas Safe, electrical and Building Regulations sign-off.
Email your builder the list with a requested fix date before you pay the balance.
If you want all of this in one place, you can record the job, the photos, the invoices and the certificates in your free Home+ account, so the evidence is there if you ever sell or need to make a claim.
FAQ
How long after completion should I snag? As soon as possible, ideally within a few days. The longer you wait, the easier it is for a builder to argue that damage was your doing. Do a first inspection before paying and a second after the fixes.
Can I pay for a professional snagging inspection? Yes. Independent snagging surveyors inspect new builds and large projects, usually for a few hundred pounds. It is most worth it on new-build homes and big extensions where defects are costly to miss.
Is a builder allowed to refuse to fix snags? Not if the work does not match what was agreed. Work must be done with reasonable care and skill, and you can ask for it to be put right. Keep requests in writing and reasonable.
Can I withhold payment while waiting for snags to be fixed? Often a proportionate retention is reasonable, especially if agreed in advance. Withholding far more than the cost of the defects can leave you in breach, so keep it measured.
What if I find a defect months later? Report it in writing straight away. Some issues, such as leaks or cracking, only show up with time. The longer you wait, the harder it is to show it was a workmanship fault. Keep your photos and invoices.
Does a snagging list cover a new-build house? Yes, and it matters more there. New-build buyers usually have a defect period with the developer, so submit your list in writing to the developer and keep a copy.
