How long is the defects-liability period?

JCT MW default is 6 months; can be extended to 12 by agreement. NHBC warranties run 2 years on workmanship + 10 years on structure (new builds and major extensions).

What if builder won't return to fix snags?

Withhold retention until resolved. JCT contract allows you to engage third party and deduct from retention. Worst case: small-claims court or JCT adjudication.

Are plaster cracks a snag?

Hairline cracks (under 1mm) in first 6 months are normal as plaster dries. >1mm or larger cracks past 6 months are structural and need investigation.

Does Builderr return for snags?

Yes — 6-month defects-liability period as JCT standard; we return on schedule (typically 2 visits during DLP — month 1 minor list and month 5 emergence list).

Quick Answer

What Is a Snagging List and How Does the Process Work in London?

A snagging list is the schedule of defects identified at practical completion (PC). Client and builder walk the site together — typically 2–4 hours for a renovation — and log every defect from paint touch-ups to incomplete trim. Builder rectifies within agreed period (usually 14–28 days). Retention is released in two halves: 50% at PC after major snags resolved, 50% at end of defects-liability period (6–12 months) after minor snags resolved.

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What to look for

Paintwork — cracks, brush marks, missed touch-ups, scuffs. Joinery — door hangings (latches catch, gaps even), skirting and architrave alignment, kitchen and bathroom finish. Tiling — grout lines straight, lippage minimal, silicone neat. Plaster — high spots, hairline cracks (acceptable in first 6 months as it dries). Electrical — all sockets working, plates flush, dimmer functions. Plumbing — taps secure, no drips, drainage flows. Floor finishes — engineered wood gaps, tile lippage, LVT joints. Windows and doors — operate smoothly, no draughts, latches engage.

Major vs minor snags

Major snags (PC contingent): non-functional plumbing/electrics, structural defects, water ingress, missing items, building regs failures. Builder must resolve before PC certificate signed and retention 50% released. Minor snags (defects-liability period): paint touch-ups, cracks, finish-quality, plaster shrinkage cracks, snagging that emerges with use over first 6–12 months. Builder returns to resolve within DLP.

Independent surveyor option

For projects over £80,000 — engage RICS surveyor (£400–£900 fee) to attend snagging inspection with you. Trained eye catches more defects than DIY inspection. Particularly useful where client is non-technical. Surveyor's snagging list is harder to dispute.

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