The end of a renovation is the moment of least leverage and most fatigue. The dust is settling, the contractor wants to demobilise, and the owner wants their home back. That is exactly when defects get accepted by default. A structured snagging process fixes this.
What snagging is
Snagging means inspecting the completed work against the agreed scope and specification, recording every defect or omission, and having them corrected before final handover and final payment. A snag is not a change request. It is something that does not meet the standard that was agreed.
Agree the process in the contract
Snagging works best when it is written in before work starts. A good contract states:
- When practical completion is declared and who confirms it.
- How long the owner has to inspect and issue the snag list.
- How long the contractor has to rectify items.
- What percentage of payment is retained until snags are cleared and for how long afterwards.
- The defects liability period, and who to contact during it.
The commercial side of this belongs with the points in how to read a contractor quotation and what turnkey contracting actually means.
How to inspect
Inspect in good daylight and again with the lights on. Bring a torch, a spirit level, a tape, a roll of masking tape or small stickers to mark defects, and a phone to photograph each. Work room by room, in the same order every time: ceiling, walls, floor, joinery, doors and windows, fittings, then services.
Common items to check
- Paint and plaster. Look along walls with a light held at a low angle. Patches, roller marks, drips and uneven corners show clearly.
- Tile and stone. Check for lippage between tiles, hollow sounds when tapped, inconsistent grout lines and chipped edges.
- Joinery. Open every door and drawer. Check alignment, soft-close action, handle fixings and gaps against the approved drawings.
- Doors and windows. They should close, lock and seal without catching.
- Electrical. Test every socket, switch and light, including dimmers, and check that the distribution board is labelled.
- Plumbing. Run every tap and flush every toilet; look under basins for drips; confirm water drains away quickly.
- Air conditioning. Run each unit, check airflow, noise and that condensate drains. Review the points in ceiling and AC planning.
- Cleaning. A construction clean is not the same as a home-ready clean. Agree which you are paying for.
Record, categorise, agree
Write each snag with a room, a description, a photograph and a priority. Categorising helps the conversation: safety and water-related defects first, then functional defects, then cosmetic ones. Share the list in writing and ask the contractor to confirm each item and a completion date.
Be reasonable. A perfect result in every millimetre is not what any contract promises, and an owner who lists hundreds of trivial items loses attention on the ones that matter. Focus on items that fail the specification, affect function or will worsen over time.
Hold back what gives you leverage
A retention, typically a small percentage of the contract value, is the usual mechanism. It is far easier to agree before the work begins than at completion. Make sure the retention is released only when the agreed snags are cleared and verified.
After handover
Keep all documents: drawings, product data sheets, warranties, test certificates, and the as-built position of concealed services. Photograph walls before they are closed, if you can. During the defects liability period, report issues promptly, in writing, with photographs. Problems that appear within the first few months, such as hairline cracks, door adjustments and minor leaks, are expected and should be fixed under the contract.
If the property is for sale or let, a clean snag record also helps you present the home with confidence; see what pays back when renovating for resale.