Protect your new build investment with an independent snagging inspection from our RICS-registered surveyors
BS13 sits on the northern slopes of Dundry Hill, where Hartcliffe and Withywood were developed from 1952 onwards as one of Bristol's largest post-war council estates. Today, new homes at Imperial Park on the former Imperial Tobacco factory site are bringing fresh construction to this part of South Bristol. Whether you are purchasing a shared ownership apartment at Curo's Imperial Park scheme or a new build house on one of the smaller infill sites across Bishopsworth, our snagging surveyors will inspect your property before you accept the keys.
The HBF 2025 New Homes Survey found that 93.7% of new build buyers reported defects to their builder, with over a quarter finding more than 15 snags. Our inspectors have identified poorly sealed ASHP connections, incomplete solar PV wiring, inadequate fire stopping between apartments, and drainage falls that fail to meet building regulations - defects that would cost hundreds to fix after completion if not caught beforehand.
Buyers in BS13 are often first-time purchasers using shared ownership, which means budgets are tight and post-completion repair bills are the last thing you need. Book your inspection before legal completion and give your builder a formal snag list to fix before you move in.
£285,775
Average House Price
BS13 sold prices, Rightmove 2025
27%
Below Bristol Average
Bristol city average is £394,577
93.7%
New Build Defect Rate
HBF 2025: buyers who reported defects
£295
Snagging Survey From
Independent inspection before completion
The former Imperial Tobacco factory site in Hartcliffe has been transformed into Imperial Park, a £16.4 million development of 70 affordable homes built by Vistry Partnerships for Curo Group. The scheme delivers 12 homes at social rent, 29 at affordable rent, and 29 through shared ownership - all equipped with air source heat pumps and solar PV panels, with EV charging points throughout.
Shared ownership purchasers at Imperial Park can buy a 40% share of a one-bed apartment from around £75,000, with the remaining rent paid to Curo. This makes BS13 one of the most accessible entry points into Bristol home ownership. Our inspectors are familiar with Vistry Partnerships' build quality standards and will check ASHP installations, solar PV connections, EV charging wiring, fire-stopping, and all general finishes and fittings against the building specification.
Other smaller new build schemes are also active across BS13. Sites at Jarnail Close, Orchard Avenue, Bishport Avenue, and Winford Grove have seen new completions in 2025. Newland Homes has delivered three-storey townhouses on Old Pump House Close. We cover all BS13 new builds, regardless of builder.
Hartcliffe and Withywood contain one of the highest concentrations of Laing Easiform non-traditional concrete construction in Bristol. These cast in-situ concrete houses were built using steel shuttering during the 1952-1966 Hartcliffe estate development - the 5,000th Easiform house was ceremonially opened on this estate. While post-war Easiforms are generally mortgageable, they carry specific defect risks: reinforcement corrosion producing horizontal cracking, concrete carbonisation, asbestos in stair linings and soffit boards, chimney render failure, and poor thermal performance. If you are buying or investigating an older Hartcliffe or Withywood property, a RICS Level 2 or Level 3 survey rather than a snagging survey is the appropriate product. Contact us if you are unsure which survey is right for your property.
Source: Home Builders Federation New Homes Survey 2025. Data is national but reflects Bristol BS13 new build buyer experience.
BS13 sits on the northern slopes of Dundry Hill, a prominent outlier of Middle Jurassic strata rising above the Avon valley. The lower slopes and plateau where Hartcliffe and Withywood were built are underlain by Lias clay and silt - a formation with shrink-swell potential that can cause seasonal movement in foundations and drainage channels if not properly engineered.
The hill's oolitic limestone creates calcium-rich springs that emerge on the slopes, meaning underground water movement is a well-documented feature of this area. Many BS13 gardens have streams or surface water drainage features tied to this spring network. On new developments, inadequate foundation depth or poorly designed soakaways can lead to drainage problems within the first few years of occupation.
The River Malago flows through the area and was historically responsible for significant flooding, most notably during the Great Flood of 1968. The Malago Interceptor drainage scheme, completed in the 1970s, substantially reduced fluvial flood risk in the lower reaches. However, Bristol City Council identifies medium surface water flood risk in parts of BS13, particularly during intense rainfall events. Our inspectors check drainage falls on new builds, the integrity of rainwater goods, and damp-proof course installation at ground level.
Prices correct as of 2026. Book before legal completion to ensure builder is obligated to remedy snags identified.
Enter your BS13 postcode and property type on our quote page. You will receive a fixed price with no hidden extras within minutes.
Our BS13 surveyors are available 7 days a week. Pick a date before your legal completion, ideally 2-3 weeks before you exchange. Builders are legally required to address snags raised pre-completion.
Our RICS-registered inspector carries out a thorough inspection of your property, typically taking 3-4 hours for a standard new build house. We check every room, the roof space, external fabric, drainage, and all services and installations.
Within 48 hours you receive a professional snag list report with photographs and descriptions of every defect found. The report is formatted specifically for sending to your developer's site manager.
Hand your snag list to the developer. Our inspectors can carry out a follow-up re-inspection after the builder has completed remedial works to confirm all items have been addressed before you move in.
Shared ownership purchasers in BS13 are often buying their first home with limited savings after funding their deposit and legal fees. Many are unaware that once they complete and receive the keys, the responsibility for minor defects shifts: the builder's two-year warranty covers structural defects, but cosmetic and fitting issues become harder to pursue without a documented pre-completion snag list.
Our inspectors have worked on Curo and Vistry schemes across South Bristol. We understand the build sequence and know which items are commonly incomplete at handover: incomplete tiling at skirting level, paint over-spray on windows, poorly adjusted doors, cracked bath panels, and inadequately sealed service penetrations through fire compartment walls. On ASHP-equipped homes, we additionally check refrigerant pipework insulation, condensate drainage, and the heat pump's electrical connections.
A snagging survey from £295 is a small cost relative to the financial exposure. Repairs to items missed at handover - whether tiling, drainage, or poorly fitted windows - can run to hundreds or thousands of pounds if pursued independently after you have moved in.
Our snagging surveys in BS13 start from £295 for a one or two-bed flat, with larger homes priced depending on size. This is a fixed price with no hidden extras and includes a professionally formatted snag list report with photographs. The market rate in Bristol ranges from £295 to around £450 for larger detached homes.
Yes. Our inspectors cover all new build schemes in BS13, including Curo Group's Imperial Park development on the former Imperial Tobacco factory site. We are familiar with Vistry Partnerships' construction methods and will inspect ASHP installations, solar PV connections, EV charging points, fire stopping between apartments, and all standard finishes and fittings. Shared ownership purchasers at Imperial Park are strongly advised to book before legal completion.
A standard two or three-bedroom house takes around 3 hours. A one-bed apartment typically takes 2 hours. Larger four and five-bed homes may take 4-5 hours. We send the completed snag list report within 48 hours of the inspection, formatted for submission to your developer's site manager.
Yes. Our inspectors check ASHP and solar PV installations as part of the standard snagging inspection on properties equipped with these systems, which includes all new homes at Imperial Park. We check refrigerant pipework insulation, condensate drainage, external unit positioning, solar panel mounting, and electrical connection quality. EV charging points are also included in our inspection.
Laing Easiform is a non-traditional cast in-situ concrete construction method used extensively on the Hartcliffe and Withywood post-war estates built from 1952. It does not affect genuinely new builds. However, if you are buying an older property in BS13 - particularly a council-era house in Hartcliffe or Withywood - a RICS Level 2 or Level 3 structural survey rather than a snagging survey is the appropriate inspection. Easiform carries specific risks including reinforcement corrosion, concrete carbonisation, and asbestos in original fittings.
Book your snagging survey before you exchange contracts and give yourself at least 2 weeks before your completion date. This allows time for the inspection, the report to be issued, and the builder to remediate identified defects before you complete. Developers cannot refuse access for a pre-completion snagging inspection if you have exchanged contracts. We recommend confirming access directly with the developer's site manager when booking.
The main historical flood risk in BS13 came from the River Malago, which caused significant flooding in 1968. The Malago Interceptor drainage scheme built in the 1970s substantially reduced this risk. Bristol City Council identifies medium surface water flood risk in parts of BS13 during intense rainfall. New builds in the area should have been designed and built to appropriate drainage standards, and our snagging inspection checks drainage falls, rainwater goods, damp-proof courses, and external ground levels to ensure no drainage design or construction faults are present.
Yes. Once your developer has completed remedial works from the snag list, we offer a follow-up re-inspection to confirm all items have been addressed to the required standard. This is particularly valuable on larger schemes where multiple sub-contractors may carry out the remediation work. Re-inspection pricing is available when booking your initial survey.
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Protect your new build investment with an independent snagging inspection from our RICS-registered surveyors
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Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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