Who Fixes Snags on a New Build? The Developer, the Warranty and the 2-Year Period

Part of the guide: How Much Does a Snagging Inspection Cost in the UK? (2026 Prices)

In England, the developer who built your home is responsible for fixing snags. For the first two years after legal completion, the developer has to put right defects under the builder period of the new home warranty, and, if it is registered with the New Homes Quality Board, under the New Homes Quality Code as well. After that, the warranty provider covers mainly structural defects until year ten. Report snags in writing, as early as you can, with a numbered list and photographs.

The rest of this guide covers who to contact at each stage, what the developer has to do, and what to do if the snags are not being fixed.

Before completion: the pre-completion inspection

The cheapest snags to fix are the ones found before you complete. Developers registered under the New Homes Quality Code have to allow a pre-completion inspection, and you can have a qualified inspector carry it out on your behalf. The snags found go to the developer's site team with a request to fix them before the keys are handed over. Book it as soon as the developer gives notice that the home is ready.

A professional snagging inspection typically finds far more than a buyer does alone, because the inspector follows a fixed route and tests things buyers do not think to test. See what a snagging inspection costs and the room-by-room checklist if you plan to do it yourself.

The first two years: the developer fixes

Most new homes in England come with a ten-year warranty from NHBC, Premier Guarantee, LABC Warranty or another provider. The first two years are usually the builder period: the developer must put right defects that breach the warranty's technical standards. After that the policy mainly covers the structure, and each provider's cover differs, so read the policy document you were given at completion.

In practice:

1. Send the list to customer care, in writing, numbered, with a photo of each snag and its location. Keep a copy and the date you sent it.
2. Agree appointments. The developer arranges trades to attend. Ask for the snag numbers each visit will cover.
3. Check each fix and tell the developer which snags are closed and which are not, by number.
4. Add new defects as they appear to the same list, rather than starting a new one each time.

Some snags are cosmetic and some are not. A missing fire-stopping detail, an electrical fault or water getting in should be reported immediately and marked as urgent, not saved up for the next batch.

If the snags are not fixed

• Use the developer's complaints procedure and keep the correspondence. Refer to snag numbers and dates, not general dissatisfaction.
• New Homes Ombudsman. If the developer is registered with the New Homes Quality Board, you can take an unresolved complaint to the New Homes Ombudsman Service once the developer's own process has run its course, within the time limits the Ombudsman sets.
• The consumer code. Developers not covered by the Ombudsman usually follow the Consumer Code for Home Builders or a similar code with its own dispute scheme.
• The warranty provider. In the builder period, some providers, NHBC among them, offer a resolution service if the developer does not act on a valid claim. Your policy document says whether yours does.
• Legal claims. For serious defects that make a home unfit, the Defective Premises Act 1972 applies. The Building Safety Act 2022 extended the time limit for new claims to fifteen years in England and Wales. Take legal advice before relying on it.

Common mistakes

• Reporting by phone. Nothing said on the phone can be referred to later. Put every snag in writing.
• Waiting until the end of year two. Report as you find them. Snags found in the last few weeks of the period are the hardest to get fixed in time.
• Accepting "that's normal". Some things are, such as minor shrinkage cracks in the first year. Ask for the standard the developer is relying on, in writing.
• Losing track of the numbers. When the developer fixes eight of twelve snags, you need to know which four are left.

What to do next

Book a pre-completion inspection if you can, send one numbered list with photos to customer care after you move in, add to it as things appear, and diarise the second anniversary of your completion date. Before that date, walk the house again and send anything outstanding.

Punch List AI numbers each snag, keeps the photo and the date, and produces a PDF you can send to customer care and update after every visit.

Questions people ask

How long does a developer have to fix snags?

The warranty and the codes expect the developer to deal with snags within a reasonable time, and for the first two years it has to put right defects covered by the builder period. Check your warranty document and the developer's customer care policy for specific timescales.

Can I snag a new build after moving in?

Yes. Many buyers do it in the first weeks after completion. Reporting early, in writing, makes it easier to show the snags were there from the start.

What if the developer goes out of business?

The warranty provider usually steps in for defects covered by the policy during the builder period. Contact the provider named on your warranty certificate.