Question 1

How can developers help with the snagging process?

Accepted Answer

To ensure a smooth snagging process, developers should: (i) Arrange for an independent professional inspection (ii) Clearly explain what constitutes a defect (iii) Provide a formal process for reporting defects (iv) Set a timeline for resolving issues (v) Allow buyers to escalate disputes to the New Homes Ombudsman (NHO) if necessary. When purchasing, ask your developer if the property has been independently inspected and understand their process for handling issues. For full recommendations, visit the NHQB site (nhqb.org.uk).

Question 2

Is my home insured during a Northern Survey inspection?

Accepted Answer

Yes, your home is fully insured during a Northern Survey inspection. Our comprehensive insurance policy covers professional indemnity and third-party damages. While it's rare for any professional firm to cause damage or miss critical details, we provide full coverage for your peace of mind. This includes pre-completion inspections of vacant plots.

Question 3

Should I get a snagging survey?

Accepted Answer

Yes, snagging surveys are definitely worth it! Why risk the most expensive purchase of your life without certainty? Our surveys, starting at just £299, have led developers to fix defects that could have cost up to £6,000. Developer quality varies significantly, making these surveys essential. Ideally, we find no defects, making the survey a small investment for peace of mind during a potentially stressful time.

Question 4

Can my developer refuse a Pre-Completion Inspection (PCI)?

Accepted Answer

No, your developer cannot deny a Pre-Completion Inspection (PCI). They may schedule it based on site activity, but your right to an inspection is protected by law. If your developer refuses, contact the ombudsman immediately.

Question 5

Who deals with the developer if there are defects?

Accepted Answer

As a purchaser, it's crucial to submit the report to the developer and request that the issues be rectified. Should the developer decline to resolve the defects, Northern Survey will intervene to discuss the survey results and, if needed, will continue to back you in case of a dispute. Nevertheless, an irreconcilable dispute is a rarity among esteemed developers, which underscores the importance of investigating the developer's reputation prior to finalizing your purchase.

Question 6

What do I need to do before and during the inspection or survey?

Accepted Answer

If booking a PCI, your developer will need adequate notice. The maximum they can ask for is 14 days, but most need only 2-3 days to arrange a site access permit and second one of their team to assist our surveyor. You can arrange this directly with your developer, or if you prefer, we will coordinate with the developer on your behalf.

If you have occupied the property, we ask that access is made available at the specified time.

It is our aim to carry out the survey to the highest standards possible, and in a safe manner. Our surveyor will discuss the way he/she will carry out the survey with you and will conduct a risk assessment before starting. Our activities will involve the use of ladders, power tools and other equipment and it is in the interests of all parties that the surveyor is allowed to conduct the survey without distraction.

We would kindly ask that pets are restricted to a confined area during the survey and that children are kept a safe distance from our activities - we're old enough to remember the chaos seen on episodes of Blue Peter!

Both PCI and PCSS involve the powering down and restarting of services. Please make sure there are no critical systems running, particularly if you work from home. We strongly suggest you don't plan critical activity or video conference calls during the survey.

Make sure any sensitive appliances are switched off and backed up, in particular desktop computers.

Question 7

How long do I have to report defects or snags?

Accepted Answer

You have a two-year post-completion period to report any defects or snags if your developer is part of a recognised framework. However, it's best to report issues as soon as possible to avoid disputes over wear and tear. Resolving defects is easier when the developer's construction teams are still on site. Once they leave, it becomes more challenging, and issues may need to be addressed by the NHBC. Always check if your developer is part of a recognised framework and confirm the warranty duration before completion.