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Snagging Survey

Snagging Survey Whitstable

Independent defect reports for new-build homes in CT5

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Catch defects before the developer’s window closes

Whitstable’s new-build pipeline is already visible on the ground, from Pearson Heights by Orbit Homes to Whitstable Heights near CT5 1PR, plus the larger Thanet Way scheme backed by Chartway Partnerships Group and Hyde. Our snagging inspectors walk the home, record every defect with photos, and produce a clear report you can send straight to the site team. It is a practical job, not a box-tick. And on a new-build in Whitstable, that matters.

We see the same pattern across shared ownership apartments at Pearson Heights, family houses at Whitstable Heights, and the homes planned for Thanet Way, where outline planning permission was granted in 2016 and 20 hectares of public open green space form part of the wider scheme. The finish can look clean on handover day, yet the details still need checking. Home.co.uk also says there is not enough sold price data available for Whitstable to display trends, which is another reason buyers focus on the fabric of the home rather than the brochure.

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Whitstable New-Build Snapshot

4 active or proposed developments

Named schemes in local pipeline

400 homes at Thanet Way

Largest single scheme mentioned locally

20 hectares

Public open green space at Thanet Way

100-250 per property

Typical defects found in a new-build

2016

Planning permission year for Thanet Way

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

What a Snagging Inspection Catches

A Whitstable snagging survey picks up the things that look small on a viewing but turn into arguments later. That might be paint splashes, chipped plaster, silicone missing around a bath, or a door at Whitstable Heights that does not latch properly. Our inspectors also test windows, sockets, ironmongery, extractors and visible pipework, because a fresh coat of emulsion can hide a lot.

The useful bit is this, a snagging report finds defects that a buyer’s solicitor will not cover and a lender will never inspect. On homes at Pearson Heights or Grasmere Gardens in Chestfield village, we often see uneven flooring, badly fitted kitchens, gaps in skirting, window seals that do not close cleanly, and garden levels that do not match what was promised. Those are the sort of items developers are expected to fix during the warranty defects period, not after you have lived with them for months.

We also separate everyday finishing faults from more serious items. On larger schemes like Thanet Way, our inspectors pay close attention to fire-stopping, ventilation, drainage falls, roof tile alignment and structural cracking that looks beyond normal shrinkage. If something suggests a compliance issue rather than a cosmetic mark, we flag it clearly so the site team can move it to the right trade.

Cosmetic defects, such as paint runs, plaster blemishes and scuffed joinery
Functional defects, such as doors that do not close cleanly, windows that do not seal and sockets that sit out of square
Construction defects, such as uneven floors, poor kitchen fitting, loose sealant and mismatched skirting
Regulatory defects, such as missing fire-stopping, weak ventilation or drainage that falls the wrong way

Average Snags by Property Size

1-2 bed flat or house 120 snags

3 bed house 150 snags

4 bed house 180 snags

5+ bed house 220 snags

Source: Homemove snagging inspections and industry benchmark data

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

NHBC Buildmark, Premier Guarantee and LABC New Home Warranty all include a 2-year defects period, which is the period when snagging matters most. If you have bought at Whitstable Heights, Pearson Heights or the shared ownership homes at Grasmere Gardens, that is the window where the developer is contractually expected to deal with defects you identify. We put the list together in a format the builder can actually use.

After that period, the warranty narrows and the coverage becomes far more limited, usually to structural issues only. That is why we often recommend booking before legal completion if the developer allows access, or as soon as keys are available if they do not. On a site with 400 new homes like Thanet Way, early action is far easier than trying to argue through a long list after the moving van has gone.

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

Pre-completion, first-week and end-of-2-year snagging

Timing	Best used for	What it catches
Pre-completion	Best for Whitstable Heights, Pearson Heights and other homes where access is still available before legal completion	Defects the builder can still put right before you move in, including cosmetic faults, fitting issues and unfinished items
First-week snagging	Best for homes where keys have already been handed over and the first defects are obvious	Items that become clear once you live in the property, such as sticking doors, draughty windows, leaks and poor seals
End-of-2-year snagging	Best for homes at the end of the warranty defects period, including new-builds on Thanet Way	Problems that have emerged over time, such as settlement cracks, recurring drainage issues and defects that were missed earlier

How the process works

Quote

Tell us the property type, the address, and whether it is pre-completion or post-completion. If your home is in CT5, such as Whitstable Heights or Pearson Heights, we will confirm the timing and the likely inspection length before you book.

Instruction

Once you instruct us, we confirm the visit and any access details. For apartment blocks and shared ownership homes in Whitstable, this often means speaking with the site office or managing agent so the inspection day runs smoothly.

Access

We coordinate with the builder where needed, especially on active sites such as Thanet Way or Grasmere Gardens in Chestfield village. That avoids delays and keeps the inspection focused on the home, not the paperwork.

Inspection

Our inspector spends around 3-6 hours in the property, checking rooms, fixtures, finishes, safety items and visible external areas. A larger house at Thanet Way will usually take longer than a compact flat, because there is more fabric to test and more defects to log.

Report

You receive a full photo-illustrated report within 2-3 working days. It is written in plain English, with each defect described clearly so the developer can start repairs without having to guess what you meant.

Do not give up pre-completion ground

If your Whitstable home is not yet legally complete, try hard to get the snag list agreed before you take the keys. Once possession changes hands, your position drops fast and the builder may start treating items as normal post-move issues. That is why buyers at Whitstable Heights and Pearson Heights often book early, then press for sign-off before completion day arrives.

Local New-Build Considerations in Whitstable

Whitstable is not just one type of build. Pearson Heights brings apartments and 4 bedroom houses from Orbit Homes, Whitstable Heights includes 1, 2, 3, 4 and 5 bedroom homes from Hyde New Homes, and Grasmere Gardens in Chestfield village combines Kitewood homes with Orbit shared ownership. Different build forms bring different defects, so a one-bed apartment in CT5 does not throw up the same checks as a 4 bedroom house at Thanet Way.

Apartments need careful checks on fire doors, flat entrance seals, ventilation, ironmongery, boxing-in, balcony drainage and the finish to communal interfaces. Houses bring a different list, with garden levels, driveways, boundary treatment, roof lines, loft access, kitchen fit and upstairs plasterwork all worth time on site. On a scheme with outline permission dating back to 2016, such as Thanet Way, external works can still lag behind the internal handover date, so we keep an eye on paths, turf, kerbs and paving as well as the visible interior.

The local mix of developers matters too. Orbit Homes, Hyde New Homes, Kitewood and Chartway Partnerships Group all have different site setups, and that affects how snagging should be handled, who gets the report first, and how quickly trades can be booked back. We have seen enough Whitstable handovers to know that the show home and the final finish are not always the same thing. The report has to spell that out clearly, especially where a large phase is still being built around you.

Pearson Heights and Whitstable Heights include apartment stock, so check ventilation, fire doors and seals carefully
Grasmere Gardens in Chestfield village is a smaller scheme, so finish quality can vary room by room rather than plot by plot
Thanet Way is a 400-home scheme, so landscaping, roads and boundary treatments deserve close inspection
Outline planning permission was granted in 2016, which makes staged handovers and unfinished external works more likely

Using Your Snag List With the Developer

We format the snag list so it is easy to send to the site manager, the customer care team, or the sales office at the Whitstable development. Each item is grouped by room, with photographs and a short defect description, so the builder can pass it to the right trade without having to decode handwritten notes. That is useful on busy sites like Thanet Way, where different teams may be working on different phases at the same time.

If the developer drags its feet, the next step is to raise the issue through the warranty route, such as NHBC, Premier Guarantee or LABC, depending on the home. We can point you towards the correct process, but the key is to keep everything in writing and to keep the photos attached. A neat report helps at Pearson Heights, and it helps just as much in a 400-home scheme where problems can otherwise get lost between phases.

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Frequently Asked Questions

When should I book a snagging survey in Whitstable?

Before legal completion is best, especially if you are buying at Whitstable Heights, Pearson Heights or another home where the builder will allow pre-completion access. If that is not possible, book as soon as you have the keys, because the 2-year defects period under NHBC Buildmark, Premier Guarantee or LABC New Home Warranty is the main window for snagging.

How long does the inspection take?

Most new-build snagging inspections take 3-6 hours, depending on size and layout. A compact apartment at Pearson Heights will usually be quicker than a 4 bedroom house at Thanet Way, where there are more rooms, more fittings and more external items to check.

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

Snaggable defects are faults in workmanship, fitting, finish or compliance, such as a door that will not latch, missing sealant, a window that does not close properly, or poor drainage falls. Normal wear and tear is different, and that is why our inspectors focus on the state of the new build itself, not on marks caused by living in it.

Who pays for the snagging survey?

The buyer pays for the survey, not the developer. Our prices start from £295 for a 1-2 bed flat or house, £375 for a 3 bed house, £450 for a 4 bed house, and £550 for a 5+ bed house, with pre-completion prices the same across the range.

Can the developer refuse to fix items on the list?

They can question a defect, but they should not ignore a valid snag just because it is inconvenient. If a problem at Whitstable Heights or Grasmere Gardens is a genuine defect within the warranty defects period, the builder should deal with it or explain why it is not their responsibility.

Is the developer, the builder, or the warranty provider responsible?

In the first 2 years, the builder or developer usually handles defects under the warranty terms, while the warranty provider steps in if the matter needs escalation. NHBC, Premier Guarantee and LABC all run slightly differently, so we keep the report clear enough for the right party to pick it up without back-and-forth.

What if I have already moved into the property?

You can still book a snagging survey after moving in, and it is still worth doing if you are inside the 2-year defects period. That applies just as much to a flat at Pearson Heights as it does to a house on Thanet Way, because hidden defects often show themselves after the first few weeks of living there.