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Snagging Survey

Snagging Survey in Telford and Wrekin

Independent defect reports for new-build homes across the borough

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Snagging Survey in Telford and Wrekin - Homemove

New-build snagging in Telford and Wrekin

Telford and Wrekin buyers often discover that a brand-new home still needs a proper defect check, not a quick walkthrough. Our snagging inspectors walk the property, document every defect with photos, and produce a clear report you can send to the developer. In the West Midlands, homedata.co.uk records an overall average house price of £255,000 over the trailing 12 months, with a +1.2% year-on-year change, so a missed defect on a new-build in Telford and Wrekin is not a small detail.

We inspect pre-completion homes and homes already occupied. Our snagging surveys start from £295 for 1-2 bed homes, £375 for a 3 bed house, £450 for a 4 bed house, and £550 for 5+ bed homes, with the same prices for pre-completion instructions. Full photo-illustrated reports are usually returned within 2-3 working days, which gives you a sharp window to raise issues while the builder is still contractually responsible for defects under the 2-year warranty period.

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Telford and Wrekin at a glance

£255,000

West Midlands average house price

+1.2%

West Midlands 12-month change

£437,474

National average asking price

100-250

Typical snags found on a new-build

2-3 working days

Report turnaround

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

What a Snagging Inspection Catches

A snagging inspection is not just a visual once-over. Our inspectors check cosmetic defects, functional defects, construction defects, and regulatory defects across the whole home. In practice, that means paint touch-ups, plaster flaws, doors that will not latch, windows that do not seal, sockets that sit out of square, and kitchen units that miss the mark on fit and finish. On a new-build in Telford and Wrekin, those are the issues that make a home feel unfinished even when the keys have been handed over.

The point of snagging is simple. We document what a buyer can see, what a buyer can test, and what the buyer’s solicitor would not normally find during the legal process. A conveyancer can check contracts and title, but they will not be walking around with a moisture meter, checking sealant at the bath, or looking for hairline issues around skirting and window reveals. That is why a snagger’s report is so useful in the first 2 years under NHBC Buildmark, Premier Guarantee, or LABC New Home Warranty.

Some items need separate attention because they are not just cosmetic. Missing fire stopping, undersized ventilation, poor drainage falls, and structural cracks beyond normal shrinkage should be flagged clearly so the builder understands the risk and the urgency. We also see external defects that sit outside the front door but still belong on the list, including garden levels, boundary treatments, paths, drives, and incomplete landscaping on plots across Telford and Wrekin.

Paint and plaster defects
Doors not closing or latching
Windows not sealing
Missing sealant, poor kitchens, and uneven floors

Average snags by property size

1-2 bed flat or house 120 snags

3 bed house 160 snags

4 bed house 190 snags

5+ bed house 225 snags

Typical Homemove benchmark for new-build inspections in Telford and Wrekin, based on the defects our inspectors commonly record. Not a market statistic.

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

The strongest time to snag a new-build is before legal completion. At that stage, the developer still has direct control over the handover, and the defects list can be dealt with before possession changes hands. Under NHBC Buildmark, Premier Guarantee, and LABC New Home Warranty, the first 2 years are the defects period, which is the window where builder faults should be put right rather than argued over.

If you have already completed, the clock still matters. A first-week inspection or a later end-of-year review can catch defects that only show once the heating is on, the windows have been opened and shut a few dozen times, or the drainage has had a proper rainfall test. After the 2-year period narrows, the warranty focus shifts towards structural cover, so a snagging report needs to land while the builder still has a clear responsibility for non-structural defects.

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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 use	What it catches
Pre-completion	Before you collect keys	Visible defects, missing finishes, poor fit, and items the builder can still fix before handover
First-week snag	Straight after moving in	Defects that show up once the home is used, including doors, windows, leaks, and heating-related issues
End-of-2-year snag	Before the defects period ends	Remaining builder defects, repeat issues, and faults that still fall under the warranty period

How the process works

Quote

Tell us about the property, the plot number, and whether you need pre-completion or post-completion snagging. We quote from £295 for 1-2 bed homes, with higher prices for larger houses.

Instruction

Once you book, we confirm the inspection and agree the practical details. If the home is not yet completed, we work around the builder’s access arrangements.

Access

We coordinate with the site team or the sales office where needed. That keeps the inspection moving and avoids delays on the day.

Inspection

Our inspector spends around 3-6 hours on site, checking the home room by room and outside as well. The process covers finish, function, and anything that looks like a workmanship or compliance issue.

Report

You receive a full photo-illustrated report within 2-3 working days. It gives the developer a clear list of defects to repair, with enough detail to keep the conversation factual.

Do not leave the snag list too late

Pre-completion snags should be agreed before keys are handed over. Once possession changes hands, some builders treat small faults as lower priority, and the trail of responsibility becomes harder to press. A signed list, tied to the plot and the completion date, is much stronger than a casual email after moving day.

Local New-Build Considerations in Telford and Wrekin

This varies street to street, so we go on your exact address rather than a town-wide average. What we can say is that the borough sits in the West Midlands, and the same type of finish issues appear again and again on new-build homes. That includes plaster that needs another pass, seals that were left incomplete, and joinery that looks fine from the hallway but fails when you test it properly.

homedata.co.uk records a West Midlands average house price of £255,000 over the trailing 12 months, with a +1.2% year-on-year change, while home.co.uk lists a national average asking price of £437,474 in May 2026. Those figures do not measure build quality, but they do show the level of spend buyers are putting into a new home in Telford and Wrekin. A snag list is part of protecting that spend, not an optional extra.

On the homes we inspect, the pattern usually starts with the same basics and then moves outward. Paint and plaster are common. Doors, windows, sealant, sockets, kitchens, and garden levels follow close behind. We also keep an eye out for the sort of faults that are easy to miss on a quick viewing, including drainage issues, uneven floors, and details that do not match the specification on the handover paperwork.

Poor plaster finish
Doors and windows that do not fit or seal
Sealant gaps in kitchens and bathrooms
Drainage, floor level, and garden finish issues

Using Your Snag List With the Developer

A good snag list is simple to read. We group defects by room, note the plot number, add photo references, and separate cosmetic items from anything that could affect function or compliance. That makes it easier for the site manager or customer care team to move through the report without missing the items that matter most.

If a builder drags its feet, the warranty provider can come into the process once the developer has had a fair chance to respond. NHBC Buildmark, Premier Guarantee, and LABC all have routes for escalation, and a clean report makes that stage easier if it comes to it. The aim is to get the job done properly on the first pass, so a home in Telford and Wrekin moves from unfinished to finished with less back and forth.

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Frequently Asked Questions

When should I book a snagging survey?

Before legal completion is best, because the builder still has the easiest route to fix defects before you collect the keys. If completion has already happened, book as soon as possible and, if you can, stay inside the 2-year defects period under NHBC Buildmark, Premier Guarantee, or LABC New Home Warranty.

How long does the inspection take?

Most inspections take 3-6 hours, depending on the size of the home and whether we are inspecting outside areas as well. A 1-2 bed flat can be quicker, while a larger house in Telford and Wrekin may need a longer visit because there is more to test and photograph.

What counts as a snaggable defect?

Anything that is unfinished, poorly fitted, not working correctly, or not built to the expected standard can be snaggable. That includes cosmetic issues such as paint and plaster, functional issues such as doors and windows, and more serious matters such as ventilation, fire stopping, and drainage falls.

Who pays for the snagging survey?

The buyer pays for the inspection, not the developer. That is why our pricing starts from £295 for 1-2 bed homes, £375 for a 3 bed house, £450 for a 4 bed house, and £550 for 5+ bed homes.

Can the developer refuse to fix the items on the list?

They can challenge items that are wear and tear, user damage, or matters outside the warranty scope. They should not ignore genuine defects, and a well-documented report gives you a factual basis to ask for repairs under the builder’s obligations and the relevant warranty provider’s process.

Is the warranty provider the same as the builder?

No. The builder is the company that sold and built the home, while the warranty provider is the organisation behind the cover, such as NHBC Buildmark, Premier Guarantee, or LABC New Home Warranty. If the builder does not respond properly, the warranty route can matter.

What if I have already moved in?

You can still book. A first-week snagging survey or an end-of-year inspection is still useful, and it becomes more urgent if the 2-year defects period is nearing its end. The earlier we inspect, the easier it is to link defects to the handover rather than to later use.