Snagging Survey Aberdeen

Our snagging surveys follow a thorough checklist that covers every aspect of your new build property. We inspect the external fabric of the building including walls, roofs, gutters, and damp proof courses. Our inspectors examine the condition of render, brickwork, and cladding, paying particular attention to details that builders sometimes overlook such as sealant around windows, mortar joints, and the alignment of roof tiles. We have seen numerous instances where improper sealant application leads to damp problems within the first few winters.

Inside the property, we check all plasterwork for cracks and uneven finishes, examine door and window fittings for proper operation, and assess the quality of joinery throughout. We test all electrical points, plumbing fixtures, and heating systems to ensure they function correctly. Our inspectors also examine the condition of kitchen units, bathroom fittings, and any built-in appliances included in your purchase. In our experience, kitchen cabinet alignment issues and bathroom sealant failures are among the most common problems we find in new builds.

Given Aberdeen's granite heritage, our inspectors are particularly attentive to any signs of damp or moisture ingress in new builds, which can sometimes occur where modern construction meets traditional stone features. We also check drainage systems, looking for proper fall on pipes, adequate ventilation, and any signs of blockage or poor installation that could lead to problems later. The granite bedrock underlying much of Aberdeen can affect drainage installation, and our team knows how to spot related issues.

• External walls, roofs, and gutters
• Windows, doors, and sealants
• Plasterwork and internal finishes
• Electrical and plumbing systems
• Kitchen and bathroom fixtures
• Drainage and ventilation
• Damp proof course integrity
• Floor levels and structural elements

Our inspectors typically find between 100 and 200 individual defects in a typical new build property, though the severity varies significantly. The most common issues we encounter include poorly finished plasterwork with cracks and uneven surfaces, doors and windows that do not close properly, and incomplete or poorly applied sealant around wet areas. These cosmetic issues, while frustrating, are usually straightforward for builders to rectify. We have seen properties where plasterwork required complete re-skimming due to poor application techniques used during the build.

More serious defects we discover include inadequate drainage falls that can lead to standing water, missing or incorrectly installed damp proof courses, structural cracks in walls or ceilings, and issues with the thermal envelope that could affect your energy efficiency. In some cases, we have found electrical installations that do not meet building regulations and plumbing connections that could leak. These issues are precisely why a professional snagging survey is essential - they are not always visible to the untrained eye but can cause significant problems down the line.

Aberdeen's climate means our inspectors pay particular attention to weatherproofing details. We check that roof tiles are properly fixed and aligned, that cavity trays are correctly installed, and that all external penetrations are properly sealed. The granite that Aberdeen is famous for appears primarily in older properties, but modern developments in areas like Torry and the city centre may incorporate granite features that require careful inspection for proper flashing and water management. The city's position on the coast also means we check for any signs of salt damage or corrosion on external metalwork, which can be accelerated by Aberdeen's maritime climate.

• Cracked or uneven plasterwork
• Doors and windows sticking or not closing
• Missing or poorly applied sealant
• Inadequate drainage falls
• Electrical installation defects
• Plumbing connection issues
• Missing damp proof courses
• Roof tile alignment problems

Most new build properties in Aberdeen come with a 10-year NHBC warranty (formerly known as NHBC Buildmark), though the first two years cover all defects while years 3-10 cover only structural issues. Other warranty providers operating in Scotland include LABC Warranty and Premier Guarantee, each with their own terms and conditions. Understanding what is covered and what is not is crucial for protecting your investment. Different warranty providers have different claims processes and timescales, so it pays to understand your specific cover.

Our snagging surveys help you identify defects during the initial warranty period when the builder is most likely to make repairs without argument. Once this period expires, you may find yourself responsible for issues that were present but undocumented at handover. Having a professional survey report with photographs provides crucial evidence if disputes arise later about when defects first appeared. We timestamp and date all our photographs, creating a permanent record of the property's condition at the time of our inspection.

It is worth noting that warranty cover does not extend to everything. Cosmetic defects, wear and tear, and damage caused by homeowners are typically excluded. However, our inspectors can help you understand what falls within warranty cover and what might be your responsibility to address. We provide clear guidance in our reports on which items should be repaired under warranty and which represent normal snagging that most new homes experience. This saves you time and frustration when dealing with your builder's customer service team.

The warranty period is your window to get issues resolved properly. We strongly recommend booking your snagging survey as soon as possible after getting your keys, ideally within the first few weeks. The longer you wait, the harder it becomes to prove that defects existed from new rather than being caused by your own use of the property. Our detailed documentation protects your interests and ensures you get the repairs you are entitled to under your warranty.

Aberdeen's property market has unique characteristics that make snagging surveys particularly valuable. The city has seen significant new build activity in recent years as developers respond to demand from workers in the renewable energy and technology sectors that are replacing traditional oil and gas roles. Properties in new developments around Dyce, Westhill, and the city centre command premium prices, yet even these brand-new homes can harbor defects that need professional identification.

The average house price in Aberdeen stands at around £133,000 according to recent figures, but new builds typically fetch significantly more - often exceeding £300,000 for detached properties. With such substantial investments at stake, the cost of a snagging survey represents excellent value for money. Our inspection can identify issues worth thousands of pounds in repair costs, money that would otherwise come from your own pocket if left undetected during the warranty period.

Aberdeen's geographical position also presents specific considerations for property buyers. The city sits on the River Dee and has coastal areas, meaning flood risk is a factor for some properties - particularly those in lower-lying areas or with river views. Our inspectors check for any signs of previous water damage or potential flood issues, ensuring you have complete information about your property before committing to the purchase. We also note the condition of any flood mitigation measures that may have been installed by developers.