Snagging list explained

You may have heard the term ‘snagging’ before and may be wondering what it means. Snagging is an informal expression used within the construction industry which is used to describe the process of defect identification and resolution on buying off-plan properties. Snagging is normally undertaken when a developer has attained a Licence of First Occupation and is close to hand over the keys. It’s the final stage right before completion at a notary.

It is important that you ensure, if you are buying new build property, that the snagging is finished to your satisfaction. Before making the final payment to a developer or builder, you should confirm that your home is finished to your required specification.

Normally one or two months ahead of completion, developers will give you notice to book an inspection visit and allow you to view the property. Good developers will always carry out stringent tests themselves and use best endeavours to put everything right before legal completion.

However, even with the best will in the world, sometimes things are overlooked only to be found faulty later. Ideally the inspection should be carried out before you move in, so that the developer will have time to address all the flaws before you complete. The main reason for this is that lawyers can practice a retention on completion (using the funds as leverage) until any mistakes or pending work detected during the snagging are carried out to your approval. If you hand over all the monies at completion, you lose your leverage to have any flaws fixed. Which is exactly why it is in your best interests to hold back your cards in this game and have the withheld funds acting as an ‘incentive’ to get the job done (to your satisfaction). This allows you to maintain the upper hand on negotiating.

Property inspections can either be made by a buyer personally, or else he can appoint instead a professional surveyor. We strongly advise the latter, as seasoned surveyors are trained to quickly spot flaws that are not visible to the naked eye and write technical reports which us lawyers can then use to a client’s advantage on negotiating better terms.

Snagging Checklist

• Check for damp patches. These will become hands down the number one enemy of your Spanish property.
• Check for mould growths.
• Check for mismatched tiles.
• Check for leaking faucets.
• Check for flaked painting.
• Check for damaged appliances.
• Check for unsuitable drainage.
• Check that any shutters you have are secure, and if electric, that the switches work.
• Check for scratches and scrapes on the windows and on the walls.

Off-plan question list

• Is the plasterwork finished well and without cracking and is the paintwork complete?
• Do the doors and windows open and close properly?
• Do you have electric, telephone and internet points as specified on the plan?
• Have you ensured that all the specified brands and electrical appliances that were included in your property’s memorandum, or that were to be included in the sales price, have been installed correctly? If you bought Siemens home appliances, you don’t want Ziemens instead!
• Has the tiling, grouting and painting been finished to your satisfaction?
• If your water has been connected, check that all the taps (including showers, baths, sinks and exterior taps) work and that the toilets flush correctly.
• If you have irrigation, does it work?
• Confirm whether water and electric will be and if not, on what date can you reliably visit the property with services connected. Most utilities cannot be contracted until after legal completion of the property and service providers vary as to when they can make the connections. Do not assume you will be able to use your property on the day of legal completion.