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Snagging Survey

Snagging Surveys in West Bromwich

Independent defect reports for new-build buyers

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Snagging Surveys in West Bromwich - Homemove

Catch defects before the snagging window closes

Millfields, Tomlinson Court and the Guns Lane apartments show how much new-build work is moving through West Bromwich. Our snagging inspectors walk the home room by room, photograph every defect, and produce a report you can send straight to the developer. That matters on a site like Tomlinson Court in the West Bromwich Conservation Area, where small finish issues can sit alongside larger build checks.

We work on homes across Sandwell and Swan Village, on brownfield plots off West Bromwich High Street, and on nearby schemes such as Friar Park Road in Wednesbury. If you are buying a 2 bed flat, a 3 bed house, a 4 bed home or a larger plot, our snagging surveys start from £295, with pre-completion visits priced the same. You get a full photo-illustrated report within 2 to 3 working days, which gives the builder a clear list to fix before the defects period slips away.

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West Bromwich New-Build Snapshot

83,634

Population in 2021

11%

Population growth since 2011

7.0%

Household growth since 2011

55%

Owner-occupied homes

19%

Private renting at town level

36%

Social renting in Greets Green and Lyng

13%

Social renting in Newton

100 to 250

Typical defects found on a new build

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 cosmetic walk-through. Our inspectors look for paint and plaster defects, but we also check doors that do not latch, windows that do not seal, sockets that sit out of square, and sealant that has been missed around bathrooms and kitchens. On a new build in West Bromwich, those are the faults that buyers spot in week one, after the builder has already said the home is ready.

We also pick up construction issues that often sit below the surface. Uneven floors, poor skirting lines, badly fitted kitchen units, loose trims, gaps around loft hatches and external finish problems all come up on fresh sites, including schemes like Millfields in Sandwell and Swan Village or the flats coming forward at Guns Lane. Some of these defects are harmless on day one. Others point to poor workmanship that needs action before it becomes a bigger repair.

The final layer is the one many buyers miss. We look for regulatory defects such as missing fire-stopping, weak ventilation, drainage falls that do not look right, and cracking that goes beyond normal shrinkage. A buyer's solicitor will not go through the property with a ladder, a spirit level and a camera, and they will not document each issue room by room. That is where our inspection fills the gap.

Cosmetic defects such as paint runs and plaster scuffs
Functional defects such as sticking doors and poor window seals
Construction defects such as uneven floors and loose kitchen fitting
Regulatory defects such as missing fire-stopping and undersized ventilation

Typical Snag Counts by Property Size

1 to 2 bed flat or house 105 snags

3 bed house 145 snags

4 bed house 185 snags

5+ bed house 225 snags

Typical Homemove findings on new builds, based on the 100 to 250 defect range commonly seen across the sector.

Why You Need It Before Completion, or Within 2 Years

Under NHBC Buildmark, Premier Guarantee and LABC New Home Warranty, the developer is normally responsible for defects during the first 2 years after legal completion. That is the period when a snagging survey has the most commercial value, because the builder is contractually expected to put things right.

After the defects period narrows, the warranty focus shifts towards structural cover rather than the day-to-day finish faults that a snagger finds. That is why many West Bromwich buyers book before completion on homes at Tomlinson Court or Millfields, then use the report to open the snagging conversation before the keys are handed over. Once the 2-year period passes, the route for non-structural defects gets much tighter.

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Why You Need It Before Completion, or Within 2 Years

Pre-Completion, First-Week and End-of-2-Year Snags

Timing	Best used for	What it catches
Pre-completion snag	Before legal completion, while the developer still controls access	Finish defects, missing items, poor installation, and anything that should be fixed before you move in
First-week snag	After completion, during the first few days in the property	Early settlement cracks, failed seals, misaligned doors, and faults you notice only after living with the home
End-of-2-year snag	Near the end of the defects period	Recurring defects, unresolved items, and problems the builder has left open too long

How the Snagging Inspection Works

Quote

Tell us the property type, the postcode and whether completion has happened yet. We price 1 to 2 bed homes from £295, 3 bed houses from £375, 4 bed houses from £450, and 5+ bed homes from £550.

Instruction

Once you are happy with the quote, we confirm the booking and collect the details needed for access. If the home is not yet complete, we work around the developer's timetable and the agreed handover date.

Access

We coordinate with the builder or site team so the inspector can get in without delay. That keeps the process moving on sites like Guns Lane, where handover dates can shift while the apartment blocks are finished.

Inspection

Our inspector spends around 3 to 6 hours in the home, depending on size and layout. They check the internal finish, the external areas, and any visible items that need recording, from sealant lines to roof edges and garden levels.

Report

You receive a full photo-illustrated report within 2 to 3 working days. It lists the defects clearly, by room and by issue, so the developer can work through the snags without guesswork.

Do Not Hand Over Your Bargaining Position Too Early

If you can get the pre-completion snags agreed before you take possession, do it. Once the keys are in your hand, your position weakens and the builder has less pressure to return quickly. That matters on busy sites in West Bromwich, where the handover team may be moving from one plot to the next and the defects list can otherwise drift.

Local New-Build Considerations in West Bromwich

West Bromwich is not a quiet new-build market. Area data points to live schemes at Millfields, Tomlinson Court and Guns Lane, plus the adjacent Persimmon scheme at Friar Park Road in Wednesbury, so there is a steady flow of first occupiers dealing with fresh handovers. That kind of activity often means mixed build types, changing site teams and a wide spread of finish quality across plots that were built in the same phase.

Tomlinson Court is a useful example. It sits in the West Bromwich Conservation Area on the site of a former gas showroom, with construction beginning in March 2025 and completion expected by October 2026. In that setting, we pay close attention to the external finishes, the interfaces with existing streets, and any detail that should have been handled to a better standard because planning and conservation rules are tighter around historic edges of the town centre.

The wider pipeline matters too. Sandwell Council approved the Guns Lane plan for eight apartment blocks and 60 flats off West Bromwich High Street, while other planned schemes include 45 dwellings at Mounts Road in Wednesbury, 14 dwellings at the former Stone Cross Neighbourhood Office in Charlemont with Grove Vale, and later phases around Johns Street, Providence Place, Bratt Street and Overend Street. If you are buying near Oak House, Bromwich Manor House or the High Street Conservation Area, planning constraints can shape the exterior, but they do not remove the need to inspect the basics. We still check sealant, drainage falls, joinery, ventilation and finish detail with the same level of care.

West Bromwich High Street Conservation Area was designated in 1990 and reviewed in 2007
Oak House and Bromwich Manor House sit among the town's listed landmarks
River Tame stations at Sheepwash, Park Hill, Sandwell Woodend and Bescot were reported as NORMAL on 20 May 2026
Planning permission is needed for alterations or demolition in conservation areas

Using Your Snag List With the Developer

We format the snag list so the developer can work through it without confusion. Each defect is photographed, described in plain terms, and grouped by location, which is useful on bigger schemes such as the 60 flats at Guns Lane or the 26 affordable homes at Tomlinson Court. Clear wording matters. Site teams move faster when they can see the exact room, the exact fault and the exact photo.

If a developer drags its feet, we can point you towards the warranty route under NHBC, Premier Guarantee or LABC. The report gives you a record for the builder first, then a paper trail if you need to go further. On a new-build home in West Bromwich, that approach keeps the dispute factual, room by room, defect by defect.

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Frequently Asked Questions

When should I book a snagging survey?

Before legal completion is best, because the builder still controls access and the snag list can be dealt with before you take the keys. If completion has already happened, book as early as you can within the 2-year defects period under NHBC Buildmark, Premier Guarantee or LABC New Home Warranty.

How long does a snagging inspection take?

Most inspections take 3 to 6 hours, depending on the size of the home and the amount of external space. A 1 to 2 bed flat at a scheme like Guns Lane will usually take less time than a larger house with a garden, a driveway and more exterior detailing.

What counts as a snag, and what is just wear and tear?

A snag is a defect, a finish issue, or a fault in workmanship that should have been right at handover. Fresh paint runs, sticking doors, missing sealant, poor drainage falls and uneven sockets are snags, while normal scuffs from living in the property are usually wear and tear.

Who pays for the snagging survey?

The buyer pays for the inspection, not the developer. Our West Bromwich pricing starts from £295 for 1 to 2 bed homes, £375 for 3 bed houses, £450 for 4 bed houses and £550 for 5+ bed homes, and the pre-completion rate is the same.

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

They can question items, but they cannot ignore defects simply because they do not like the wording. If the issue is genuine and sits within the warranty or builder defects period, the list gives you a factual basis to ask for repairs. The clearer the photos and the room notes are, the harder it is for the builder to shrug it off.

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

The builder is the company that constructed the home and normally carries the day-to-day defects responsibility in the first 2 years. NHBC, Premier Guarantee and LABC act as warranty providers, so they are there if the builder fails to deal with a covered issue and the case needs to move into the formal warranty process.

What if I have already moved in?

You can still book a snagging survey after moving in. The main difference is that your position is stronger before completion, so we usually tell buyers to act before handover if possible and then, if that window has passed, to get the report done early in the 2-year defects period.