New Build Snagging — What to Check Before Accepting Your Home in Australia (2026)
Snagging is the process of inspecting your new home at (or before) handover and identifying defects, incomplete items, and quality issues. Accepting your home before identifying defects can leave you in a weaker legal position. Here is what to check and what your rights are.
What Is Snagging?
Snagging comes from the construction industry term for a defect list (a “snag list”). In Australia, the pre-handover inspection is your last formal opportunity to identify:
- Incomplete work
- Defects in workmanship
- Items that do not match the contract specifications
- Damaged materials
Builders are obligated to fix snag items before final handover — or agree to fix them promptly after. Once you accept the keys and sign off, your leverage to have pre-existing defects addressed without dispute diminishes.
When Does Snagging Happen?
| Stage | Description |
|---|---|
| Practical completion inspection | Builder notifies you the home is practically complete; you attend to inspect before final payment |
| Pre-handover | Final check before you receive keys (in some processes, the same event) |
| Post-handover | You can still identify and claim on statutory warranty defects after moving in |
Ideally, use a professional building inspector for this inspection — someone independent of the builder.
Your Statutory Warranty Rights
All Australian states have building legislation that provides warranty protection for new homes. While specific timeframes vary by state, the typical framework is:
| Defect type | Warranty period (typical) |
|---|---|
| Structural defects (foundations, load-bearing walls, roof structure) | 6–10 years |
| Non-structural defects (finishes, fittings, windows, doors) | 2–6 years |
These warranties are provided by the builder and (in some cases) backed by home warranty insurance (required by builders in most states). This insurance covers you if the builder becomes insolvent, dies, or disappears before fixing defects.
Warranty periods and insurance requirements vary by state — confirm current rules for your jurisdiction.
Snagging Checklist — What to Inspect
External
- Roof tiles/cladding — properly laid, no missing pieces, no cracks
- Gutters and downpipes — correctly installed and draining away from the building
- External walls — paint quality, no cracks (especially around windows and doors)
- Brickwork (if applicable) — mortar joints, weep holes clear, no efflorescence
- Windows and doors — open, close, lock, and seal correctly; check for cracks in glass
- Driveway and paths — as per contract specification; no cracks or significant unevenness
- Fencing — as per contract; posts vertical; gates swing and latch
- Drainage — water flows away from the house; no pooling areas evident
- External taps and hose connections — functioning
Internal — All Rooms
- Walls and ceilings — no cracks, paint consistency, no visible joins
- Floors — tiles level and grout complete; timber/vinyl flat and secure
- Skirting boards and architraves — properly fixed, mitres neat
- Doors — swing freely, latch properly, handles functioning
- Windows — open, close, lock; no condensation between double-glazed panes
Kitchen
- Cabinetry — doors aligned, hinges functioning, soft-close working
- Benchtop — joins neat, no chips or scratches
- Sink and taps — no drips; hot and cold working correctly
- Appliances — test all (oven, cooktop, rangehood, dishwasher)
- Pantry and storage — as per specification
Bathrooms and Laundry
- Tiles — all grout complete; no cracks or chips
- Waterproofing — check shower recess for any damp signs (tiles hollow behind — “tap test”)
- Tapware — no drips; hot and cold working; correct pressure
- Toilet — flush functioning; cistern seals
- Exhaust fans — functioning
Electrical and Mechanical
- Test every power point (use a tester or phone charger)
- Test every light switch and light fitting
- Ceiling fans — operating; blades balanced
- Air conditioning — cooling and heating mode; correct zone
- Smoke alarms — installed per specification and tested
- Switchboard — labels accurate; RCDs functioning (test button)
- Hot water system — hot water at all points
Roof Space (if accessible)
- Insulation — installed correctly; full coverage
- No visible gaps in roof structure
How to Manage Defects Found
- Document everything — photograph every defect with date and time
- Create a written snag list — numbered items with photos
- Do not sign off on practical completion until you have a written commitment from the builder to fix items
- Set a timeframe — agree in writing when defects will be remedied
- Keep records — all communications in writing
Professional Snagging Inspection
For a property worth $500,000–$1 million+, the cost of a professional building inspector ($400–$800) for the pre-handover inspection is well worth it. Inspectors have experience identifying defects a typical buyer would miss — particularly:
- Structural issues
- Drainage problems
- Waterproofing failures
- Substandard workmanship concealed by finishes
Frequently Asked Questions
Can I refuse to settle if defects are found?
If defects are serious enough to prevent occupation (major structural issues, safety problems), you may have grounds to refuse practical completion. Minor or cosmetic defects typically do not justify withholding final payment — but the builder must commit to rectifying them. Seek legal advice if there is a dispute about what constitutes a completion-blocking defect.
What if the builder refuses to fix defects?
Escalation options include:
- Your state’s building regulator (e.g., NSW Fair Trading, VIC DBD, QLD QBCC)
- Home warranty insurer (if builder is insolvent or in dispute)
- Domestic building dispute resolution (VCAT in Victoria; NCAT in NSW; QCAT in Queensland)
- Legal proceedings as a last resort
How long after handover can I claim warranty defects?
Structural defects: typically 6–10 years from completion. Non-structural: typically 2–6 years. Notify the builder in writing as soon as you identify a warranty defect.
Related Guides
- New Build vs Established Home — Which Is Better to Buy?
- House and Land Packages — How They Work
- Buying Off-the-Plan in Australia — Risks and Rewards
- Property Types Hub
This article provides general information about new build inspections in Australia. Warranty rights and dispute processes vary by state. For legal advice about building defects, contact your state’s building regulator or a solicitor. For mortgage advice, find a licensed broker through MoneySmart.