The final weeks of a renovation are often the most frustrating. The big work is done, the builders are winding down, and suddenly small defects — a door that won’t latch, grout that’s cracked, a radiator that’s never been balanced — become glaringly obvious. A snagging list, combined with a sensible retention arrangement, is the professional way to get every last item resolved without resorting to arguments or legal letters.
What Is a Snagging List?
A snagging list (sometimes called a defects list) is a written record of every item that is incomplete, below standard, or not matching the agreed specification at the point of practical completion. It is not a criticism of the builder’s work — it is a normal, expected part of any construction contract, from a small bathroom refit to a full house extension.
Snagging items typically fall into three categories:
- Incomplete items — work that was agreed but simply not done (a missing tile, unpainted skirting, an unfinished threshold strip)
- Defects — work that has been done but is not to the required standard (cracked render, an uneven floor, visible filler marks under paint)
- Specification mismatches — materials or finishes that differ from what was agreed (wrong tile grout colour, incorrect door furniture)
When to Carry Out a Snagging Inspection
The right time to snag is at practical completion — when the project is substantially finished and you could reasonably move back in or use the space, but before you make the final payment. Do not wait until you have already paid the builder in full, as your leverage disappears the moment the last cheque is cashed.
For larger projects, consider hiring an independent snagging inspector. Costs typically run:
| Project scale | Independent snagging inspection |
|---|---|
| Single room refurbishment | £150–£300 |
| Full bathroom or kitchen | £200–£400 |
| Extension or loft conversion | £400–£800 |
| Full house renovation | £600–£1,200 |
A professional inspector will often spot issues you would miss — inadequate ventilation, incorrectly fitted insulation, or drainage that doesn’t meet Part H of the Building Regulations.
How to Write a Good Snagging List
Walk through the property methodically, room by room. Take photographs of every defect and number them. A good snagging entry contains:
- Location — room, wall, specific fixture
- Description of the defect — factual, not emotive (“paint finish shows roller marks in raking light” not “the painting is terrible”)
- Reference to the agreed spec — where relevant, note the contract document, drawing number, or product specification it should meet
- A photograph — timestamped and clearly showing the issue
Send the list to the builder in writing (email is fine) and request a response within 7 days confirming which items they accept and a timetable for remediation.
Retention: The Professional’s Lever
Retention is a sum held back from the builder’s final payment until defects are resolved. On domestic projects it is not legally mandated — unlike on commercial contracts under JCT or NEC forms — but it is widely used and entirely enforceable if written into your contract.
Standard retention rates:
| Contract value | Typical retention % | Amount withheld |
|---|---|---|
| £5,000–£20,000 | 5% | £250–£1,000 |
| £20,000–£50,000 | 5% | £1,000–£2,500 |
| £50,000–£150,000 | 3–5% | £1,500–£7,500 |
| £150,000+ | 2.5–3% | £3,750–£4,500+ |
The retention is typically held for a defects liability period — usually 6 to 12 months after practical completion. This gives time for latent defects to appear (a roof leak in the first heavy rain, a crack that opens as a structure settles). At the end of the defects period, a final inspection is carried out and the retention released if no further issues arise.
If retention was not written into the original contract, you still have some protection: the Consumer Rights Act 2015 requires that services are carried out with reasonable care and skill, and you can withhold a reasonable sum pending resolution of legitimate defects. However, a written contract clause is always stronger.
What If the Builder Refuses to Return?
This is unfortunately common, particularly on smaller jobs. Your options in escalating order:
- Written notice — send a formal letter (recorded delivery) listing the defects and stating you will engage another contractor to rectify them and deduct the cost from any outstanding payment.
- Alternative Dispute Resolution (ADR) — if your builder is a member of a trade body (FMB, TrustMark, NICEIC etc.) most have a dispute resolution service.
- Small Claims Court — claims up to £10,000 can be pursued in the County Court small claims track. Filing fees are £35–£455 depending on the amount. You do not need a solicitor.
- TrustMark or scheme redress — if the builder used a government-endorsed scheme, you can escalate through TrustMark’s consumer protection route.
Keep all correspondence. Photographs, emails, and a contemporaneous diary of events are your evidence.
Defects Liability Period vs. Manufacturer’s Guarantees
Do not confuse the defects liability period in your building contract with product warranties. A boiler may carry a 10-year manufacturer’s warranty; the builder’s workmanship guarantee on its installation may only be 12 months. If the boiler fails due to incorrect installation discovered in year three, you may need to pursue the builder under general contract law rather than the defects liability period.
For large items — kitchens, bathrooms, structural work — ask the contractor to confirm in writing whether any manufacturer guarantees are transferable to you as the homeowner.
Tips for a Smooth Snagging Process
- Agree a snagging process in the contract upfront — before work starts, include a clause stating that 5% will be retained pending satisfactory completion of a snagging inspection.
- Never pay the full sum before snagging — once the money is gone, goodwill is often the only thing bringing a builder back.
- Be reasonable — distinguish between genuine defects and features of the material (natural variation in timber, minor colour variation in handmade tiles). Unreasonable lists damage the relationship.
- Set a deadline — give the builder a specific date by which snagging items must be addressed (21 days is common). This creates a clear record if the matter escalates.
- Final sign-off in writing — when all items are resolved to your satisfaction, confirm in writing that you are releasing the retention. This protects both parties.
A snagging list is not confrontational — it is the professional standard. Any reputable builder will expect it and welcome the clarity it provides. The ones who push back hard on the very idea of snagging are often the ones worth watching most closely.
