Snag lists are compiled following new work or completion of a new build. They are required in the Contract for Sale as one of the final checks. They are carried out by professionals acting for the developer to ensure the property is ready for sale. They are done by professionals acting for the purchaser to ensure the property complies with its statutory approvals and standards of workmanship are met.
The date for carrying out the snag list tends to focus the mind of the contractor on outstanding completions. It may uncover Major or Minor items as defined in the Contract depending on how well the work was carried out. The former may delay closing, the latter usually doesn't. Minor snag items can include paint touch up and filling of minor damage to plaster walls due to the final fix activities of electricians or plumbers for example. Major snag items could include a structural defect, which is so serious it needs to be put right before occupation.
The assumption with a snag list on a recently completed property to modern building regulations standards is that there should be no major compliance issues in relation to planning permission or building regulations. Thus snag lists tend to focus on minute details on finishing items and completions. However as one recent debacle in the news shows even schemes completed relatively recently can contain items of major non-compliance can occur
Building Surveys are carried out prior to the purchase of a property and are offered in several different modes. The intent of the Report will define the level of inspection. Typically a Structural Report only covers the significant elements of structure (Part A of the Building Regulations) and may be carried out by an architect of engineer. A Damp Report is a specialist report addressing the effects of ground water and water ingress (Part C of the Building Regulations). The property is normally built for several years and previously owned. There may be unusual additions to the the building as well, older forms of construction, dilapidations due to wear, tear, age and damp ingress.
Typically a building survey focusses less on small details than the snag list and more on seeking out building defects. Older buildings typically have less insulation or none at all, are build of solid masonry and not cavity walling and may have lime mortar and not cement in the joints. Their building physics is different from the latest modern buildings and they have lasted long enough to suffer some differential settlement.
Formal Reports
Either Snag Lists or Building Surveys which discover major defects may be expanded to a Visual Inspection Report for use in a High Court action
ONQ.
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All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matter at hand.