Deciding when to carry out a snagging inspection is one of the more consequential choices a new-build buyer makes, and it is rarely as straightforward as it first appears. The core tradeoff is this: inspecting before handover typically gives the buyer maximum leverage, because the developer has not yet received the final balance and wants a clean sign-off, but the window is often narrow and access can be restricted. Inspecting after handover gives the buyer unlimited access to the property, in daylight, over multiple visits, but leverage tends to drop once keys have changed hands and the buyer is in occupation.
This guide walks through both options, the hybrid approach most professional inspectors tend to favour, and the practical realities of the defects liability period in Ireland and the UK. It is intended as a timing companion to our complete snagging guide, and the guidance is general in nature rather than legal advice. For contract-specific questions, it is advisable to speak with a qualified solicitor.
The short answer: usually before handover, ideally at PCI
For most new-build buyers, a snagging inspection is generally best carried out before handover, typically as part of a pre-completion inspection (PCI). This is the point at which the buyer, or a professional acting on their behalf, is invited by the developer to walk the property before the final balance is paid and the keys are released.
The reason is largely practical. Before handover, the developer has a commercial incentive to resolve defects quickly, because completion and the release of funds usually depend on the buyer being satisfied. After handover, that incentive does not disappear entirely, but it often softens. Remedials become more disruptive, the property is occupied, and the developer's attention tends to move to the next plot.
That said, "usually" is doing real work in that sentence. There are legitimate cases where a post-handover snag is the right call, and in practice many buyers end up doing both. We cover each scenario below.
What is a pre-completion inspection (PCI)?
A pre-completion inspection, often shortened to PCI, is a distinct event in the new-build process. It is the window in which the buyer, or their appointed representative, inspects the finished property before the legal completion date and before final monies are transferred.
In the UK, the PCI has been formalised for buyers whose developer is registered with the New Homes Quality Code, which was established in 2022 and is overseen by the New Homes Quality Board. Buyers covered by the Code generally have a specified right to carry out a pre-completion inspection, and to have identified defects recorded and addressed before handover. The New Homes Ombudsman Service, also established in 2022, provides a route for complaints where the Code applies.
In Ireland, the position is typically contractual rather than statutory. There is no direct equivalent of the NHQC, and whether a buyer has a clear right to a PCI usually depends on the wording of the contract for sale and on the developer's own policy. Many Irish developers will accommodate a pre-handover inspection on request, but this is generally a matter to negotiate, ideally through the buyer's solicitor, and to have confirmed in writing.
Snagging before handover: how it usually works
A pre-handover snag typically happens in the two to five day window before the completion date, once the developer considers the property ready for inspection. Exact timing varies by developer, and some will offer a longer window where programme allows.
The inspection itself generally involves a full walk of the property with all services live, meaning electricity, water, heating and ventilation should be running so that systems can be tested rather than just viewed. The buyer, or their inspector, will usually bring a printable snagging checklist, a torch, a spirit level, a socket tester, a phone or camera for photographs, and ideally a plan of the property to mark defects against.
The output is a written snag list, which is submitted to the developer for action. In many cases, the developer will want to see the list resolved, or at least formally acknowledged with a remediation schedule, before completion proceeds. Where defects are minor and cosmetic, it is common for them to be carried forward into the defects liability period rather than holding up handover, though this is a judgement call and one buyers may wish to discuss with their solicitor.
Snagging after handover: when this is the right call
There are several situations where a post-handover snag is reasonable, and sometimes unavoidable.
Late-occurring defects are the clearest case. Shrinkage cracks as the building dries, boiler performance under a full heating load, roof behaviour in heavy rain, and condensation patterns all tend to reveal themselves over weeks or months of normal occupation rather than in a single pre-handover walk.
Shared-area issues are another. In apartment schemes, common parts such as lobbies, lifts, bin stores and external landscaping may not be fully complete or accessible at the point of individual unit handover, and defects there often surface later.
There are also cases where a pre-handover inspection simply was not possible, whether because the developer declined access, the buyer could not attend, or the timing fell awkwardly against the completion date. In those situations, a prompt post-handover snag, ideally within the first week or two, is generally advisable.
Finally, the defects liability period itself is designed to allow post-handover claims. In Ireland this is typically around 12 months, and in the UK it is often 24 months under the builder's liability arrangements that sit alongside structural warranties such as NHBC Buildmark or Premier Guarantee. Within that window, the buyer generally retains a contractual route to have defects addressed, even where they were not identified before handover.
The hybrid approach most inspectors recommend
In practice, many professional snagging inspectors tend to favour a hybrid approach: an initial inspection before handover, followed by a revisit either around the six-month point or shortly before the defects liability period ends, typically at around eleven months for a twelve-month period or around twenty-three months where a twenty-four month period applies.
The logic is straightforward. The pre-handover visit catches the defects that are visible on a finished but unoccupied property, and applies pressure at the point of maximum leverage. The revisit catches defects that only emerge through occupation, weather cycles, and normal use, and gets them logged while the contractual route is still open.
This is not a rule, and it will not suit every buyer or every budget. But it is a pattern that comes up repeatedly in professional practice, and it is worth considering when planning the inspection.
Understanding the defects liability period
The defects liability period is the window during which the developer is contractually obliged to return and address defects in the property, at no cost to the buyer, subject to the terms of the contract.
In Ireland, the defects liability period is typically around 12 months from completion. HomeBond provides structural warranty cover that sits alongside this, with longer-term protection for defined structural elements, but the day-to-day snagging route usually runs through the developer during the 12-month window.
In the UK, the builder's liability period is often 24 months, and sits underneath a 10-year structural warranty provided by schemes such as NHBC Buildmark or Premier Guarantee. The first two years generally cover a broader range of defects, while the remaining years focus on structural matters as defined by the relevant warranty wording.
The defects liability period is generally the clearest contractual route a buyer has for post-handover issues. It is advisable to read the exact wording in the contract and warranty documents, as the scope, exclusions, and notification requirements can vary.
Why leverage matters: the buyer's position before vs after keys
The word "leverage" here is not adversarial, it is simply a description of the buyer's negotiating position at different points in the process.
Before handover, the developer has usually not yet received the final balance, and typically wants the completion to proceed cleanly and on schedule. A reasonable snag list, presented through the proper channel, tends to be dealt with promptly because it is in both parties' interests to get to completion.
After handover, the dynamic shifts. The property is occupied, which means remedials are more disruptive for the buyer and more logistically awkward for the developer's trades. The developer has generally moved on to the next phase of the programme, and site attention follows. The contractual route through the defects liability period remains, but the day-to-day responsiveness may, in practice, be slower.
None of this is universal, and many developers handle post-handover defects professionally and promptly. But as a general rule, issues raised before keys change hands tend to be resolved faster than the same issues raised afterwards.
What to do if you cannot inspect before handover
Some developers are reluctant to allow full pre-handover access, citing health and safety, insurance, or programme reasons. Where this happens, there are several practical options worth considering.
The first is to negotiate earlier, ideally through the solicitor, and to have the right to a pre-completion inspection confirmed in writing. Raising the point at contract stage is generally more productive than raising it the week before completion.
The second is to send a representative. If the buyer cannot attend in person, a professional snagging inspector can usually attend on their behalf with written authorisation.
The third is to document the condition of the property immediately on key handover, ideally with dated photographs and video of every room, before any furniture is moved in. This creates a clear baseline if disputes arise later.
The fourth is to carry out a full snag within the first seven days and submit it in writing. Prompt notification tends to strengthen the buyer's position under the defects liability provisions, and leaves less room for debate about whether a defect was pre-existing.
For cases where the developer is slow to act on a submitted snag list, our escalation guide for unresolved snags walks through the practical steps.
Does timing change whether you need a professional?
Not fundamentally, but the calculation does shift slightly.
A professional snagging inspector is arguably of greater value pre-handover, because the window is often tight, the property may only be accessible for a short visit, and the inspector's experience in spotting finish and compliance defects at speed can be decisive. Post-handover, the buyer usually has more time to work through a checklist themselves, so the marginal value of a professional is somewhat lower, though still real for technical items such as ventilation, boiler commissioning, and external inspections.
Costs vary considerably by property size and region. Our inspection cost guide covers typical pricing and what is usually included.
Frequently asked questions
Can I snag before the deposit is paid or before contracts are signed?
Typically no. At the pre-contract stage, the buyer generally has no right of access to the property, as it remains the developer's to control. Viewings at that stage are usually marketing visits rather than inspection opportunities. The right to a meaningful inspection typically arises later in the process, once contracts are signed and the property is nearing completion.
What if the developer will not let me do a pre-completion inspection?
Options generally include raising the matter through your solicitor, asking for the right to inspect to be confirmed in writing, sending a professional representative, and documenting the property thoroughly on handover. Where the refusal persists or where snags go unaddressed after handover, our escalation guide for unresolved snags sets out the practical steps, including routes through the relevant ombudsman or warranty scheme.
Is there a legal right to a pre-completion inspection in Ireland or the UK?
In the UK, buyers whose developer is registered with the New Homes Quality Code, established in 2022, generally have a specified right to a pre-completion inspection under the Code, with the New Homes Ombudsman Service available where complaints arise. In Ireland, the position is typically contractual rather than statutory, and whether a buyer has a clear right to a PCI usually depends on the contract for sale. In both jurisdictions, it is advisable to confirm the position with your solicitor.
How long after moving in can I still submit snags?
The defects liability period typically runs for around 12 months from completion in Ireland, and often 24 months in the UK, though the exact terms depend on the contract and warranty wording. Structural issues may be covered for longer under schemes such as HomeBond, NHBC Buildmark or Premier Guarantee, generally up to 10 years. Prompt notification in writing is usually advisable, as delay can complicate claims.
Should I wait until after the first winter to snag?
Most professional inspectors would advise against waiting, and would favour the hybrid approach: an initial snag before handover, with a revisit later in the defects liability period. Waiting for a first winter does have one advantage, in that weather-related defects such as damp, draughts, and heating performance have time to surface, but the leverage that comes with a pre-handover inspection is usually worth more than the additional evidence a winter provides. A revisit at around six or eleven months tends to capture both.
Can I refuse to complete if there are unresolved snags?
This is a contract-specific question and one where general guidance is of limited use. Whether a buyer can lawfully refuse to complete on the basis of outstanding defects depends on the wording of the contract, the nature of the defects, and the surrounding circumstances. Unilateral refusal to complete can have significant financial consequences, including potential loss of deposit and exposure to damages. It is strongly advisable to consult a qualified solicitor before taking any such step.