Prices of snag lists vary because there are two types of snag list available to a client. They do not however include or cover the same checks on a property, and do not provide the same levels of support to the buyer once the survey has been completed. Before purchasing a snag list it is important to understand what type of “snag list” you are purchasing.
Structural Snag List
A structural snag list is performed by a trained and qualified professional. The engineer will be looking for defects that are not obvious to the untrained eye that currently present no visual signs of cracks or movement, such as potential design defects in structural walls, roofs and floors, and for anything that does not comply with current building regulations, such as inadequate ventilation in timber framed walls, breaches in fire stops and fire doors, incorrectly installed drains etc.
A structural snag list will cost more than a basic snag list because it is performed by a qualified professional, who has PPI insurance, has undertaken regular training, and has up to date knowledge of current building regulations. Your report will include additional advice, information and direction to ensure you understand everything about the property and its documentation before making your purchase.
A builder is not obliged to advise you of building defects know to them. Never presume that because a property is newly built that it will comply with all of the current building regulations, that it will be built correctly, or to a recommended standard.
Basic Snag List
A basic snag list is usually performed by an unqualified person such as a building site foreman, interior designer etc. It will provide you with a list of cosmetic issues like paint splashes, and scratches in paint. It will also comment on minor building defects such as misaligned plug sockets, mismatched timbers, chipped bricks etc.
A basic snag list is normally cheaper than a structural snag list as it is usually performed by a non professional, who will not have PI insurance, (generally only available to professionals with a recognised qualification). You may be supplied with a list of minor building and cosmetic issues, but it will not provide a comprehensive report on important structural issues.
A typical snagger will be concentrating their attention on identifying individual cosmetic issues; their emphasis is not focused on the structure of the property and they may not even understand or recognise what is required under building regulation standards.