How much should I pay for a snag list on a newly built 2 bed apartment and who should I go to?
an excerpt from the sunday times: by Zoe Brennan www.timesonline.co.uk/new..._1,00.htmlMore things to look for once you’ve been in your new house for a few days/weeks.
Leaky plumbing fittings
Unreliable electrics – tripping out etc.
Doors not fitting properly
Taps and fittings that have worked loose.
Real fireplace – chimney draws air sufficiently.
New turfed lawn – is it dead yet?
Plaster falling off the ceiling especially over joist nails.
ajapaleThe Sunday Times - Property
Who does it?
You can do snagging yourself, but I would advise hiring a professional. They know what to look for, they have more leverage and the process will be less stressful. Do it yourself, and you risk being fobbed off by a wily builder, who will tell you that all sanded boards have rough machine marks or that it was your choice of paint that resulted in patchy walls. The best option is to get a chartered surveyor in. They will charge £150-£200 for a one- or two -bedroom flat, or £200-£300 for a three or four-bedroom house (plus Vat). There are dedicated snagging firms, but make sure you get what you pay for: the sort of inventory clerk used by letting agents to itemise defects on rental property will not be qualified to snag a large building project. Some snagging companies charge more than qualified surveyors.
Doing it yourself
Operate room by room in this sequence: floor, walls in a clockwise rotation, ceiling, joinery (architraves, window frames), check windows, doors, latches and locks, services and fixtures. Check electricity, gas and water, and that the builder has the electricity and gas safety certificates and guarantees for damp-proof courses and so on. Turn on the taps, flush the lavatory, run the dishwasher and washing machine, turn on all appliances and the central heating. Make sure sockets and switches are straight, and pay close attention to paintwork. Check for level floors, leaks and soundproofing. Do snagging in good daylight. Several websites offer snagging “lists” to use as a guide; www.snagging.org has one for £14.99.
Check the work surfaces are level - they won’t be because nothing ever is but take along an egg (not a technical term for an obscure industrial measuring tool but the oval object that comes from a hen’s rear) Why? ...well the builder will try to belittle your attempts to show him that the worksurface isn’t level by saying it’s close enough for "accepted building standards". For me the proof is that if the egg won’t stay where you leave it on the worksurface then the level is just not acceptable - this is a kitchen after all and eggs will be expected not to gather themselves onto the floor when you turn your back.