Walls, Ceilings, and Plasterwork (Issues 1–12)
1. Hairline Cracks in Plaster
What it looks like: Fine lines (under 1mm) where walls meet ceilings, around door frames, and along staircase strings.
Cause: Normal drying shrinkage as plaster cures and the building settles. Expected in the first 12 months.
Defect or tolerance? Within tolerance if under 1mm. Don't fill them yet — wait 12 months or they'll reappear. Report cracks wider than 1mm.
2. Nail Pops
What it looks like: Small circular bumps on walls or ceilings, sometimes with a visible crack around them.
Cause: Plasterboard screws or nails push through as the timber frame dries and shrinks.
Defect or tolerance? Cosmetic issue within tolerance initially. Report at the 12-month rectification visit for filling and repainting.
3. Uneven or Wavy Plaster
What it looks like: Visible ripples or undulations in wall surfaces, especially noticeable in raking light.
Cause: Poor plastering technique or insufficient coats.
Defect or tolerance? NHBC tolerance is 5mm variation over a 2-metre straightedge. Hold a long spirit level against the wall — if the gap exceeds 5mm anywhere, it's a reportable defect.
4. Paint Defects
What it looks like: Thin coverage (undercoat showing through), roller marks, drips, splashes on window frames or skirting, or different sheen levels on the same wall.
Cause: Rushed finishing, insufficient coats, or poor preparation.
Defect or tolerance? Reportable defect. Paint should be even, consistent, and free from marks when viewed from normal standing distance in normal daylight.
5. Gaps Between Skirting and Floor
What it looks like: Visible gap between the bottom of the skirting board and the floor surface.
Cause: Floors and walls aren't perfectly level; skirting installed before final floor finish.
Defect or tolerance? Gaps up to 3mm are within NHBC tolerance. Above 3mm is reportable.
6. Gaps Between Skirting and Wall
What it looks like: Skirting board pulling away from the wall surface, especially at joins.
Cause: Shrinkage of timber skirting as it dries, or plaster behind isn't flat.
Defect or tolerance? Small gaps (under 2mm) are settlement. Larger gaps or loose skirting should be reported.
7. Cracks in Ceiling Plasterboard Joints
What it looks like: Straight-line cracks following the joints between plasterboard sheets on ceilings.
Cause: Poorly taped joints or truss movement (the roof structure expands and contracts with temperature).
Defect or tolerance? Hairline joint cracks are common. Cracks wider than 1mm or recurring after repair suggest inadequate taping — reportable.
8. Damp Patches on Internal Walls
What it looks like: Discoloured or damp-feeling patches on walls, often near external walls or around windows.
Cause: Could be construction moisture (normal in first 12 months), condensation, or a genuine defect — missing cavity trays, poor pointing, or failed DPC (damp proof course).
Defect or tolerance? Always reportable. The developer must investigate the cause. If it's a structural waterproofing defect, it must be fixed. If it's condensation, improve ventilation.
9. Artex or Textured Coating Defects
What it looks like: Inconsistent texture, patches where the pattern doesn't match, or visible joins. Increasingly rare in new builds but still found on some specifications.
Defect or tolerance? Pattern should be consistent. Obvious mismatches are reportable.
10. Poorly Fitted Coving or Cornice
What it looks like: Gaps between coving and wall/ceiling, uneven joints between lengths, or visible filler at joins.
Cause: Rushed installation, walls not straight.
Defect or tolerance? Gaps over 2mm or visibly poor joints are reportable.
11. Staining on Ceilings
What it looks like: Yellow or brown marks, often circular, on ceilings.
Cause: Water leak from above (plumbing, rain ingress during construction), or trapped construction moisture.
Defect or tolerance? Always reportable. The cause must be identified and fixed, then the ceiling redecorated.
12. Missing or Incomplete Decoration
What it looks like: Unpainted areas behind radiators, inside cupboards, or in loft hatches.
Cause: Overlooked during finishing.
Defect or tolerance? Behind radiators and inside cupboards are commonly left unfinished and some developers consider this within specification. Check your specification document. Visible areas left unfinished are reportable.
Windows and Doors (Issues 13–22)
13. Stiff or Sticky Doors
Cause: Timber absorbs moisture during construction and swells. Usually resolves as the house dries out.
Defect or tolerance? Report if the door can't close without excessive force. Minor stiffness in the first 6 months may be settlement — report at the 12-month visit if it persists.
14. Doors Not Closing/Latching Properly
Cause: Misaligned strike plate, latch not reaching the plate, or door has dropped on its hinges.
Defect or tolerance? Reportable defect. Doors should latch securely when closed normally.
15. Gaps Around Door Frames
Cause: Frame not tight against the wall, or plaster pulled away during settlement.
Defect or tolerance? Gaps up to 4mm around frames are within NHBC tolerance. Larger gaps or daylight visible through external door frames are reportable.
16. Window Condensation Between Panes
Cause: Failed sealed unit — the gas between the double or triple glazing has escaped, allowing moisture in.
Defect or tolerance? Always a reportable defect. The sealed unit must be replaced. Note: condensation on the outside of windows is normal (it means the glass is thermally efficient). Condensation on the inside is usually a ventilation issue, not a window fault.
17. Window Mechanisms Not Working Smoothly
Cause: Handles stiff, restrictors not holding, or trickle vents jammed.
Defect or tolerance? Reportable. All mechanisms should operate smoothly and restrictors must function for safety compliance.
18. Poorly Sealed Window/Door Frames
Cause: Missing or incomplete mastic sealant around external frames.
Defect or tolerance? Reportable. Missing sealant allows water ingress and draughts.
19. Scratched or Damaged Glass
Cause: Construction damage — scaffolding, tools, or cleaning.
Defect or tolerance? Scratches visible from normal viewing distance (1.5 metres, at right angles, in normal light) are reportable. Minor blemishes only visible at an angle in direct light may be within tolerance.
20. Draughts from Windows or Doors
Cause: Poor adjustment, missing seals, or incomplete installation.
Defect or tolerance? Reportable. New builds must meet airtightness standards. Notable draughts indicate a seal or installation defect.
21. External Door Threshold Issues
Cause: Gaps under external doors, water pooling at thresholds, or difficult step-over heights.
Defect or tolerance? Gaps allowing water ingress are reportable. Building regulations require level or ramped access at main entrances for accessibility.
22. Fire Door Defects
Cause: Missing intumescent strips, self-closers not fitted or not working, or gaps exceeding 3mm around the frame.
Defect or tolerance? Always reportable — fire doors are a safety requirement. Gaps should not exceed 3mm when the door is closed. Self-closers must fully close the door from any open position.
Kitchen and Bathroom (Issues 23–34)
23. Scratched or Chipped Worktops
Defect or tolerance? Reportable. Worktops should be delivered defect-free.
24. Poorly Aligned Kitchen Doors and Drawers
Cause: Rushed fitting or units not properly levelled.
Defect or tolerance? Doors should align evenly with consistent gaps. Drawers should open and close smoothly without catching. Misalignment is reportable.
25. Missing or Poor Sealant Around Sinks, Baths, and Showers
Cause: Incomplete finishing or sealant applied poorly.
Defect or tolerance? Reportable. Missing sealant around wet areas leads to water damage. Sealant should be continuous, even, and free from gaps.
26. Low Water Pressure
Cause: Partially closed stop valves, air in pipes, or undersized pipework.
Defect or tolerance? Reportable if significantly below normal. Test all taps and showers — flow should be consistent and adequate.
27. Slow Draining Sinks, Baths, or Showers
Cause: Construction debris in pipes, incorrect fall on waste pipes, or blocked traps.
Defect or tolerance? Reportable. A new installation should drain freely.
28. Uneven Tiling or Poor Grouting
Cause: Tiles not laid flat, inconsistent grout lines, missing grout, or cracked grout.
Defect or tolerance? Tiles should be flush (lippage under 2mm between adjacent tiles). Grout should be complete and consistent. Visible defects at normal viewing distance are reportable.
29. Toilet Not Sitting Flush to Floor
Cause: Toilet base not properly sealed to floor, or floor not level at installation point.
Defect or tolerance? Reportable. Toilets should be stable and sealed to the floor to prevent leaks and odour.
30. Extractor Fan Not Working or Noisy
Cause: Electrical fault, incorrect ducting, or blocked vent.
Defect or tolerance? Reportable. Kitchen and bathroom extractors are a building regulations requirement for ventilation and condensation control.
31. Bath Panel Loose or Poorly Fitted
Defect or tolerance? Reportable. Panels should be secure and neatly finished.
32. Shower Screen Leaking
Cause: Missing seals, poor alignment, or inadequate sealant at the base.
Defect or tolerance? Reportable. Water escaping the shower enclosure during normal use indicates an installation defect.
33. Hot Water Issues
Cause: Boiler settings incorrect, air in system, or undersized hot water cylinder.
Defect or tolerance? Report if hot water takes excessively long (over 30 seconds), doesn't reach adequate temperature, or runs out unusually quickly.
34. Kitchen Appliance Defects
Cause: Manufacturing faults or installation errors.
Defect or tolerance? Integrated appliances included in the specification are the developer's responsibility during snagging. Check every appliance: oven heats evenly, hob ignites on all rings, extractor functions on all speeds.
Flooring and Stairs (Issues 35–40)
35. Creaking Floorboards or Stairs
Cause: Boards not properly secured, timber shrinkage, or missing adhesive.
Defect or tolerance? Occasional creaking in the first 12 months can be settlement. Persistent, loud creaking or movement underfoot is reportable.
36. Uneven Floors
Cause: Subfloor not level, or floor finish poorly laid.
Defect or tolerance? NHBC tolerance is 10mm over a 3-metre span for timber floors, 15mm for screed. Greater variation is reportable.
37. Damaged or Scratched Floor Tiles
Defect or tolerance? Reportable. Floor tiles should be undamaged at handover.
38. Gaps Between Stair Treads and Strings
Cause: Timber shrinkage as the staircase dries.
Defect or tolerance? Small gaps (under 3mm) are normal shrinkage. Report at 12 months for filling. Larger gaps or loose treads are reportable immediately.
39. Staircase Handrail Loose or Wobbly
Defect or tolerance? Always reportable — handrails are a safety feature and must be secure.
40. Missing or Damaged Transition Strips
Cause: Strips between different floor surfaces missing, loose, or poorly fitted.
Defect or tolerance? Reportable. Transition strips should be secure and provide a safe, even join between surfaces.
Electrical and Heating (Issues 41–45)
41. Sockets or Switches Not Working
Defect or tolerance? Always reportable. Test every socket (use a plug-in tester — available for under £15) and every switch.
42. Radiators Not Heating Evenly or Not Working
Cause: Air trapped in system, valves not open, or system not balanced.
Defect or tolerance? Reportable. All radiators should heat fully when the system is running. Cold spots at the top suggest air — bleed the radiator first, then report if it persists.
43. Smoke and CO Alarm Issues
Cause: Alarms not installed in correct locations, not linked (where interlinked alarms are required), or not functioning.
Defect or tolerance? Always reportable — these are a legal and safety requirement. Test every alarm on move-in day.
44. Light Fittings Loose or Incorrectly Positioned
Defect or tolerance? Reportable. Pendant fittings should be central and secure. Recessed lights should be flush with the ceiling.
45. Boiler Issues
Cause: Programming errors, pressure loss, error codes, or unusual noise.
Defect or tolerance? Reportable. The developer should arrange a boiler engineer visit. Register the boiler warranty within 30 days of moving in — this is separate from the building warranty.
External and Garden (Issues 46–50)
46. Poor Pointing or Missing Mortar
Cause: Rushed brickwork or incomplete finishing.
Defect or tolerance? Reportable. Missing or poorly finished mortar joints allow water penetration and affect structural integrity over time.
47. Drainage Issues
What to check: Water pooling near foundations, slow-draining gullies, or blocked drain runs.
Defect or tolerance? Reportable. Drainage should carry water away from the building efficiently. Test by running taps and flushing toilets while checking external gullies and downpipes.
48. Driveway and Path Defects
What to check: Cracked or sunken block paving, tarmac with poor finish, paths not draining properly.
Defect or tolerance? Cracked or sunken areas are reportable. Minor colour variation in block paving is within tolerance. Paths should drain away from the property, not towards it.
49. Fencing Defects
What to check: Loose or missing panels, posts not concreted, panels not level, or boundary fencing not matching the specification.
Defect or tolerance? Report anything that doesn't match the specification document. Some developers only provide boundary fencing on specific sides — check what was promised.
50. Render or Cladding Defects
What to check: Cracks in render (especially around windows), loose cladding panels, staining, or colour inconsistency.
Defect or tolerance? Hairline cracks in render are common and usually cosmetic. Cracks wider than 1mm, loose cladding, or water ingress through render are reportable.
Severity Guide
When reporting snags, prioritise by severity:
- Urgent (report immediately, request emergency fix): No hot water, no heating, electrical faults, water leaks, non-functioning smoke alarms, security issues with external doors/windows
- High priority (report within first week): Drainage problems, damp patches, missing sealant in wet areas, fire door defects, window seal failures
- Standard (report within snagging period): Paint defects, scratches, stiff doors, alignment issues, poor tiling, cosmetic damage
- Monitor and report at 12 months: Hairline cracks, nail pops, small shrinkage gaps, minor floor creaking