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Snagging Survey

Snagging Survey in Portadown

New-build defect reports for homes across Lurgan Road, Dungannon Road and Kernan Hill Road

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Independent snagging for Portadown new-builds

Portadown's new-build pipeline is busy, from Bellfield Park on Lurgan Road to Drumford Meadow on Kernan Hill Road. Our snagging inspectors walk the home room by room, photograph every defect, and compile a clear report you can send to the developer before the snagging window closes. It works just as well on larger detached homes as it does on the smaller schemes near Tandragee Road.

We see the same pattern on many new-build sites in County Armagh. Paint and plaster often need a second pass, doors can stick, sealant gets missed around baths and sinks, and windows do not always sit as they should. In Portadown, that matters even more because clay ground and flood exposure around the River Bann put pressure on drainage, external levels and the finish around the building envelope.

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Portadown new-build snapshot

New-build schemes in research

32,926

Population across Portadown wards

100-250

Typical defects found

Using listing data from home.co.uk and property data from homedata.co.uk

What a Snagging Inspection Catches

On a Portadown new-build, the visible flaws are often the easiest to spot. Fresh plaster can still show pinholes, patch marks and rough edges, while paint around skirtings and window reveals may need a proper second coat. At schemes such as Ashdale Close and The Spires, buyers also find doors that rub, windows that do not seal cleanly and sockets that are not set square.

The bigger issue is the hidden work. A snagging inspector looks for gaps behind kitchen units, uneven floors, loose handrails, incomplete silicone and badly set thresholds, then checks whether the finish matches the specification. In Portadown, where planning at Florence Court calls for black tiles, dry dash or facing brick, white PVC windows and facing brick chimneys, we also pay close attention to roof lines, render joints and window reveals.

Some faults move beyond cosmetics. Missing fire stopping, undersized ventilation, poor drainage falls and cracks that are more than normal shrinkage all need a separate line in the report. A solicitor can spot title issues, but they will not crawl around the loft at Ballyoran Manor or test the fit of a utility room sink on Kernan Hill Road. Our reports give the developer a clear list to fix, with photos beside each item.

paint and plaster defects
doors not latching or rubbing
windows and trickle vents not sealing
missing sealant around baths, sinks and worktops
uneven floors and loose skirting
kitchen fitting tolerances
garden levels, driveways and paths
fire stopping, ventilation and drainage concerns

Average Snags Found by Property Size

1-2 bed flat 110

3 bed house 145

4 bed house 175

5+ bed house 210

Homemove benchmark, informed by the sort of defects we regularly see on Portadown schemes such as Bellfield Park, Appleton Meadows and Drumford Meadow.

Why You Need It Before Completion (Or Within 2 Years)

Before legal completion is the best time to book a snagging inspection. The builder still controls access, the defects list can be agreed in writing, and the developer has a clear route to put things right before you collect the keys. That is useful on Portadown sites such as Bellfield Park on Lurgan Road, Appleton Meadows on Drumnacanvy Road and the homes at 172 Tandragee Road.

The first 2 years matter because that is the defects period under NHBC Buildmark, Premier Guarantee and LABC New Home Warranty. After that, the cover narrows towards structural issues only, so the everyday faults a snagger finds may no longer sit inside the easy-fix window. If you are buying off plan or about to complete, an inspection can catch items that are much harder to argue once you have moved in.

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Why You Need It Before Completion (Or Within 2 Years)

Pre-completion vs first-week vs end-of-2-year snagging

Timing	Best used for	What it catches
Pre-completion	Before legal completion, while the builder still controls access	Paint, plaster, doors, seals, windows, missing trims and unfinished external work
First week after move-in	If you have already taken the keys	Anything missed before completion, plus issues that only show under daily use
End-of-2-year snag	Near the end of the defects period	Recurring faults, stubborn leaks, poor ventilation, movement cracks and items the builder has not resolved

How the process works

Quote and booking

Tell us the address, the build stage and the property type. We can work on homes at Bellfield Park, Bocombra Park, Drumford Meadow or any other Portadown site, and we price snagging from £295 for 1-2 bed homes, £375 for 3 bed houses, £450 for 4 bed houses and £550 for 5+ bed homes.

Instruction

Once you confirm, we set the inspection plan and the likely access window. If completion is not yet done, we treat it as a pre-completion inspection, which is the strongest point in the process.

Builder access

We coordinate access with the site team so the inspector can enter the property without fuss. That matters on active sites off Lurgan Road, Dungannon Road and Kernan Hill Road, where handover times can move around.

On-site inspection

Our inspector spends around 3-6 hours checking the home, depending on size and complexity. We examine the rooms, loft, external areas, roofline details, kitchen fit, seals, drainage, sockets and finish.

Photo report

You receive a full photo-illustrated report within 2-3 working days. It is written so you can send it straight to the developer and keep a clear paper trail if any item needs escalation.

Do not wait until the keys are in your hand

Pre-completion snagging is the strongest point in the process. Once legal completion happens and the keys change hands, leverage drops fast, so try to have the snag list agreed before you move in at Bellfield Park, Ashdale Close or any other Portadown scheme. If completion has already happened, we can still inspect within the 2-year defects period.

Local New-Build Considerations in Portadown

Portadown sits on clay soil, and that has a direct impact on snagging. Shrink-swell movement can show up as fine cracking, separation at junctions and movement around paths or drives, so we pay attention to finishes that look a little out of line. The town is also an Area of Potential Significant Flood Risk, with the River Bann and tributaries such as the Corcrain and Annagh Rivers driving the main flood exposure.

That flood exposure is not theoretical. The area has seen regular flooding in recent decades, including 1986, 1987, 2009, 2011, 2014, 2015/16, 2023 and 2024, and a £60 million Portadown Flood Alleviation Scheme is underway. The scheme aims to build about 8km of flood defences at 21 sites and protect more than 380 homes and businesses, so drainage falls, external levels and boundary finishes deserve a close look on any new-build here.

The local pipeline also gives us a useful read on build style. Bellfield Park by Hilmark Homes on Lurgan Road offers 3, 4 and 5-bedroom detached homes from £262,500 to £387,500, with solar panels as standard, while Appleton Meadows on Drumnacanvy Road is listed at from £341,000 to £345,950. Bocombra Park sits at £350,000 to £355,000, The Spires on Dungannon Road is priced at £340,000, Ashdale Close has 3 to 4 bedroom semi-detached homes at £210,000, and Drumnagoon Park in the wider Portadown and Craigavon area is listed from £220,000 to £327,500.

clay soil and shrink-swell movement
flood risk from the River Bann, Corcrain River and Annagh River
mixed schemes from detached homes to apartments
planning details such as black tiles, dry dash, brickwork and PVC windows
external finishes that need checking for levels, drainage and alignment

Using Your Snag List With the Developer

We format the snag list by room, trade and severity, which makes it easier for the site manager to send the right item to the right person. A clean list for a Portadown site on Lurgan Road or Dungannon Road is much easier to act on than a vague note saying something feels unfinished.

If the builder pushes back, the evidence matters. We give you photos, clear descriptions and location notes so you can show exactly where the issue sits, whether that is a seal failure at a window, a kitchen unit that is out of line, or a drainage detail that needs rework. If the developer still drags its feet, NHBC has a resolution service, and Premier Guarantee or LABC New Home Warranty have their own claims routes for covered defects.

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Frequently Asked Questions

When should I book a snagging survey in Portadown?

Before legal completion is best, because the builder still controls access and there is less friction getting items agreed. If you have already completed on a home at Bellfield Park, Appleton Meadows or anywhere else in Portadown, it is still worth booking within the 2-year defects period.

How long does the inspection take?

Most inspections take 3-6 hours, depending on the size of the home and how much external space there is to check. A larger detached house on a site like Drumford Meadow or Bellfield Park usually takes longer than a smaller semi-detached home.

What counts as snaggable?

Anything that is a defect rather than normal wear and tear counts. That includes paint, plaster, doors, windows, sealant, drainage, ventilation, socket alignment, kitchen fitting tolerances and external finishes, along with more serious items such as fire stopping or drainage falls.

Who pays for the snagging survey?

The buyer pays for the inspection, not the developer. The builder is then expected to deal with genuine defects under the warranty or the contract, provided they fall within the relevant defects period.

Can the developer refuse to fix items on the list?

They can dispute items, especially if they say a defect sits within tolerance or is cosmetic only, but they should not ignore a properly evidenced snag list. Photos, room references and clear wording make it much harder for a builder to dismiss a valid defect.

What is the difference between the builder, NHBC and the warranty provider?

In the first 2 years, the builder is usually the first point of contact for defects under NHBC Buildmark, Premier Guarantee or LABC New Home Warranty. If the builder stalls, the warranty provider may have a formal route for unresolved items that are covered.

What if I have already moved in?

It is still worth doing, especially if you are inside the first 2 years. The key is to document the issues properly, because the defects window narrows after that, and some of the easiest fixes are harder to push through once the home is lived in.