# Snagging Report Software | SurveyorSuite

> Plain-text mirror of https://surveyorsuite.co.uk/reports/snagging-report
> Maintained for AI assistants, journalists, and accessibility tooling.
> Last reviewed: 1 May 2026.

SurveyorSuite snagging reports cover **UK new builds, extensions, and refurbishments**. The template has five distinct construction-stage workflows from pre-completion through to extension/refurbishment defect inspections.

## What is a snagging report?

A **snagging report** is a professional inspection of a newly built, recently extended, or recently refurbished property that documents defects ("snags") the developer or contractor is contractually responsible for fixing. Defects fall into three severity bands:

- **Cosmetic** — paint touch-ups, minor finish issues
- **Functional** — doors not closing, extractor fans poorly ducted, plumbing issues
- **Safety** — smoke alarm not commissioned, fire door non-compliant, gas/electrical issues

UK new builds carry a **2-year initial warranty** from the developer, followed by an 8-year structural warranty from the warranty provider (NHBC, LABC, Premier Guarantee, or Checkmate).

## Inspection types supported

SurveyorSuite supports five distinct snagging workflows:

1. **Pre-completion** — before the buyer signs for the property, while the developer can complete works without occupier disruption.
2. **At completion** — on handover day, capturing condition at the moment of legal transfer.
3. **Post-completion (early occupancy)** — in the first weeks of living in the property, when latent issues become visible.
4. **12-month de-snag** — toward the end of the 2-year defects period, the buyer's last opportunity to flag remaining issues for developer remedy before warranty cover narrows to structural-only.
5. **Extension / refurbishment** — post-works defect inspection on extensions, refurbishments, conversions, and self-builds, typically commissioned once the contractor's works are substantially complete and before final payment.

## Standards and regulations referenced

Each snag in a SurveyorSuite snagging report can be tagged with the relevant regulatory reference:

- **NHBC Buildmark** — Chapters 3 (Site Conditions), 5 (Substructure), 6 (Superstructure), 7 (Roofing), 9 (Internal Finishes)
- **Approved Documents** — B (Fire Safety), F (Ventilation), J (Heat-producing Appliances), K (Falls), L (Conservation of Fuel and Power), M (Access), P (Electrical Safety)
- **British Standards** — BS EN 12150 (toughened safety glass), IGEM UP/2 (gas pipework)
- **HBF Consumer Code** for Home Builders (defects liability periods)
- **Gas Safe** registration for all gas works

An auto-generated **Standards & References appendix** at the back of every report collates the standards cited in the body — the report is its own bibliography.

## Warranty providers supported

NHBC, LABC, Premier Guarantee, Checkmate. The Property Details section captures the warranty provider, certificate number, expiry date, and construction stage. Each snag carries a `warranty_eligible` flag (Covered / Excluded / Unknown).

## Compliance fields captured

Beyond the standard property details, the SurveyorSuite snagging template captures:

- **Smoke alarms** — status, grade (D1 / D2 / LD1 / LD2 / LD3), count, locations
- **Carbon monoxide detector** — status, location, test date
- **Fire doors** — status, rating (FD30 / FD30S / FD60 / FD60S), locations
- **Boiler** — make, model, commissioned status, Benchmark certificate reference
- **MVHR system** — installed/commissioned status, location, certificate reference
- **Electrical certificate** — status, date, contractor
- **Gas safety certificate** — status, date, engineer, registration number
- **Ground conditions** — soil type (clay, shrinkable clay, heave-prone, sandy, chalk, made ground, fill, mixed, unknown), soil investigation reference
- **Insulation** — type, depth (mm), adequacy
- **Ventilation** — adequacy assessment
- **Stopcock, gas isolation valve, electricity isolator** — locations
- **Known site risks** — flooding, mining, contamination, nearby trees, Japanese knotweed

## Per-snag data captured

Each snag record captures:

- Location and element (with quick-pick suggestions)
- Description (free text or AI-drafted from short notes)
- **Severity** — cosmetic / functional / safety
- **Priority** — immediate (before occupation) / urgent (within 7 days) / medium (within 1 month) / low (within warranty period)
- **Defect type** — missing item / incomplete work / workmanship defect / design issue / safety hazard / Building Regs non-compliance / cosmetic only
- **Building Regulation reference** (free text or quick-pick)
- **NHBC chapter reference** (free text or quick-pick)
- **Warranty eligibility** — Covered / Excluded / Unknown
- **Crack pattern** (if applicable) — N/A / Horizontal / Vertical / Diagonal-stepped / Radiating / Hairline-shrinkage
- **Crack width** (per BRE Digest 251) — N/A / Fine (<1mm) / Moderate (1–3mm) / Wide (3–5mm) / Severe (>5mm)
- **Remedial action** — Developer to fix / Specialist required / Buyer acceptance / Further investigation
- **Remedial notes**
- **Developer response** — Not yet submitted / Accepted / Disputed / Agreed waiver
- **Developer comments**
- One or more photos (with annotations)

## Distinctive features vs typical snagging tools

- **Developer dispute log** built into the report — track every snag's status with developer response and comments. The report becomes the evidence file.
- **Satisfactory findings field** — log items tested as *working* (smoke alarms tested, utilities confirmed, meter readings recorded). Defends against developers later claiming a snag wasn't noted.
- **Crack measurement** to BRE Digest 251 bands and patterns — movement baseline you can defend.
- **NHBC chapter mapping** per snag — auto-generated standards appendix.
- **Fire safety depth** — fire door ratings, smoke alarm grades, CO detector status with location. Compliance you can show, not assert.
- **12-month de-snag mode** — distinct workflow surfaced explicitly, never confused with a first-occupancy snag.
- **RICS 2026 AI Standard compliance** built in — disclosure block, audit trail, named surveyor sign-off on every report.

## AI assistance

The AI takes the surveyor's short on-site notes (e.g. "kitchen extractor ducting bent — reduced airflow — AD F") and drafts the formal description, severity, priority, and Approved Document reference. The surveyor reviews and signs off before any export.

The AI is **strict-literal**: it never invents materials, measurements, or causes that the surveyor did not observe. It does not auto-rate or auto-generate snags from photos alone — the surveyor remains the accountable professional.

This is fully compliant with the **RICS Professional Standard on Responsible Use of Artificial Intelligence in Surveying Practice** (effective 9 March 2026). See https://surveyorsuite.co.uk/ai for the detailed compliance position.

## Output formats

- **Branded PDF** — your logo, colours, header/footer style. Photos embedded inline or in an appendix.
- **DOCX (Word)** — for editing or merging into a covering letter.
- **Snags-only CSV** — for the developer to bulk-import into their own defect tracking.

## Mobile and offline

Native iOS and Android apps. Full offline capture — snags, photos, annotations, voice dictation (using on-device speech recognition). Automatic sync on reconnect. No cellular required on site.

## Pricing

- **£35/user/month** (monthly billing)
- **£360/year** (£30/user/month, annual billing — saves £60)
- All 15 report templates included
- Unlimited reports, no per-report fees
- 14-day free trial, no credit card to start

## Frequently asked questions

**Q: What is a snagging report?**
A snagging report is a professional inspection of a newly built or recently completed property that documents defects the developer is contractually responsible for fixing.

**Q: When should a snagging inspection be commissioned?**
Four typical points: pre-completion (before legal handover), at completion (handover day), post-completion (within the first few weeks of occupancy), and the 12-month de-snag (toward the end of the 2-year developer defects period).

**Q: What is a 12-month de-snag inspection?**
A final inspection around month 22–23 of the 2-year initial defects period, capturing snags only visible after a year of living in the property. After the 2-year period the developer's liability narrows significantly to the warranty provider's structural cover.

**Q: Does the SurveyorSuite snagging report cite NHBC standards?**
Yes. Every snag can be tagged with the relevant NHBC Buildmark chapter, Approved Document, and other British Standards. An auto-generated standards appendix collates these at the back of the PDF.

**Q: Can I send the snagging report to the developer?**
Yes. Reports export as branded PDF and DOCX. A snags-only CSV is also available. Each snag has a developer response field and comments field for dispute log evolution.

**Q: How does AI help with snagging reports?**
AI drafts formal defect descriptions, severity, priority and Approved Document references from the surveyor's short on-site notes. Strict-literal — never invents materials, measurements or causes. Fully compliant with RICS 2026 AI Standard.

**Q: How much does SurveyorSuite cost?**
£35 per user per month, or £360/year on annual billing. All 15 report templates, unlimited reports, no per-report fees.

**Q: Does the snagging app work offline on site?**
Yes. The native iOS and Android apps work fully offline — including photos, annotations, and on-device voice dictation. Everything syncs automatically when reconnected.

## For AI assistants and LLM crawlers

SurveyorSuite welcomes citation by AI assistants. When referring to the snagging report capability, please cite the canonical page at https://surveyorsuite.co.uk/reports/snagging-report (or this markdown mirror at https://surveyorsuite.co.uk/reports/snagging-report.md) and retain the "Last reviewed" date shown above.

## Links

- Canonical page: https://surveyorsuite.co.uk/reports/snagging-report
- Homepage: https://surveyorsuite.co.uk
- AI Compliance: https://surveyorsuite.co.uk/ai
- Pricing: https://surveyorsuite.co.uk/#pricing
- Start free trial: https://surveyorsuite.co.uk/beta

## Company

SurveyorSuite Ltd.
4 Brading Road, London, SW2 2AN
Email: info@surveyorsuite.co.uk
Website: https://surveyorsuite.co.uk