A Guide To Buying A New Build Property

Are you looking to buy a new build home in 2025? Did you know that in the year to 31 December 2023, construction began on 148,930 homes? (Inside Housing) That’s a huge chunk of the housing market! Whether you love the thought of owning a property with no previous owners, the promise of lower energy bills, or the convenience of skipping the mess that comes with a doer-upper, buying a new-build definitely has its perks. But as shiny and new as these homes might be, the process can come with its own challenges and a few potential pitfalls to dodge along the way.

Buying a new-build isn’t just about picking out kitchen cabinets and envisioning where the sofa will go. A new build property is a substantial investment It’s also about knowing the differences to buying an older property, knowing your rights, understanding the fine print, and being savvy enough to navigate potential issues. From securing the best deal before you reserve to avoiding post-move-in headaches, this guide is here to walk you through every step of the journey. With 23 essential tips, we’ll help you make sure your new-build dream doesn’t turn into a costly nightmare. Let’s dive in

What to do BEFORE you reserve a new-build property

Be sure you can trust the builder

When buying an older property, you know that property has been around for a while, you can check the condition yourself or get a survey and its easy to gage what the house and locstion is like.

But with a new-build, you are the first person to ever call it home and in many cases the house you are buying isn’t even built when you buy it (which, for many, is part of the excitement). This means you don’t really have anything to go off apart from a developer promise and a shiny brochure. That’s why doing your homework is essential, because a little research now can save you from big headaches later.

Here’s what you can do to get ahead:

Start with online reviews

Platforms like HomeViews offer a goldmine of feedback from homeowners. Think of it as a TripAdvisor for new-builds. Also check out Google reviews and ask on local area forums to see what experience current residents have had with the builder if the site is already developed.

Visit other developments by the same builder

See the quality of work in their previous projects to gauge what to expect. Speak to existing residents about their experience.

Check for a consumer code of standards

This is like the developer’s promise to you, outlining the standards they must meet and giving you a way to escalate complaints if things go south. Two key codes currently exist:

1. 1. Consumer Code for Home Builders: Covers 95%+ of developers since 2010
   2. New Homes Quality Code: Launched in 2022, this offers its own New Homes Ombudsman Service.

Understand the developer’s incentives

When buying a new-build home, understanding the developer’s incentives can make a big difference to your budget and overall experience. Developers often offer enticing extras to encourage buyers, especially if they’re keen to hit sales targets or move properties quickly. These incentives can include anything from free flooring and upgraded kitchen appliances to cash back offers or even covering your stamp duty. While these perks can be valuable, it’s essential to approach them with a clear strategy to ensure you’re getting genuine value that is beneficial to you!

The key benefit of developer incentives is that they can save you thousands of pounds upfront. For example, free flooring could mean saving thousands of pounds and a lot of upheaval when you move in, and upgraded appliances might spare you the cost of buying costly essential items yourself. Cash back offers or stamp duty contributions can also make a real dent in the hefty upfront costs of buying a home. However, it’s important to look beyond the surface and assess whether the incentive aligns with your needs. A free upgrade package may sound appealing, but if it comes at the expense of negotiating a lower purchase price, you could end up paying more in the long run.

Before committing, always do your homework. Compare the total cost of the property with similar homes in the area to ensure the “freebies” don’t mask an inflated price. And don’t be afraid to ask if there’s room for negotiation – developers may be more flexible than you think, especially toward the end of a financial quarter or year. Remember, the goal is to secure a home that’s right for you, with incentives that genuinely enhance its value and not just appear to be a good deal.

Research the area

Researching the area around new-build home you are thinking of buying is just as important as examining the property itself and this is something you can do before you commit. After all, you’re not just buying a house – you’re buying a lifestyle. Understanding the local amenities, schools, transport links, and future developments can help ensure the area aligns with your needs and could also affect your property’s long-term value. Remember, the novelty of owning a shiny new home will soon wear off if the neighbourhood you buy in isn’t right for you.

Here are some things to consider:

• Are there good schools nearby if you have (or plan to have) children? 
• Are there convenient transport links for commuting? 
• Are shops, parks, and other amenities easily accessible? 
• Are there any planned developments, like new infrastructure or commercial hubs (this can significantly boost property prices—but be wary of anything that could negatively impact your quality of life, such as a proposed industrial site or a major road)

Another tip is to visit the area at different times of the day and week to get a feel for the community vibe and practical considerations like traffic and noise levels. Speak to locals, check online forums, and use tools like local council websites to investigate future development plans.

Consider the timing of your purchase

Developers may offer better deals at the end of the financial year or quarter to hit sales targets or at the start or end of the development. Don’t be scared to haggle

Timing your purchase wisely can make a huge difference when buying a new-build property. Think about it, if a develoment is in full swing and houses are being sold like hot cakes, there is no incentive for the developer to reduce prices or offer extras… but if the development is new and no houses have been sold or they are approaching the end of the build phase you may find the developer is more open to negotiations. 

You might find better deals at the start of a development or the first ‘phase’ when the developer is keen to generate interest, or towards the end when they’re looking to sell the final few homes and move on to the next development. Understanding these patterns can help you secure a better deal and save thousands.

It’s also worth considering what type of incentive meets your needs. Some developers may offer financial incentives and others may be more open to including extras, such as upgraded appliances, flooring packages, or even paying for your stamp duty, when they’re eager to close a deal. The key is to not being afraid to haggle. If you are clear about your budget constraints and ask for clarity on any incentives on offer you will be more likely to take one step closer to an agreement. 

If you also do your homework on any other similar properties tht have sold on the development using Rightmove and comparing the features of your property, you may be able to pin point areas for negotiation. Remember to negotiate before you reserve the property, as this gives you more leverage. By being strategic about when you buy, you could end up with a much better package – and potentially the home of your dreams for less than you expected

Understand the reservation proces

Ensure the property is covered by a reputable warranty provider like NHBC or LABC and know exactly what’s included.

So you have decided you want to reserve a home on a new development, so what now? Well, the reservation process is how you officially secure your new-build property, and understanding how it works is crucial to avoid costly mistakes. When you reserve a property, you typically pay a reservation fee, which is usually between £500 and £2,000, and this holds the home for a set period, often 28 days. During this time, the developer takes the property off the market, giving you the opportunity to arrange your finances, appoint a solicitor, and work through the initial paperwork.

Be sure to read and fully understand the reservation agreement before signing. Before committing you will need to fully understand all aspects of the agreement, including the fee, the total purchase price, any management fees and leasehold fees if applicable, the timeline for exchanging contracts, any conditions tied to the sale and your cancellation rights. Be aware that the reservation fee is often non-refundable, so only commit if you’re certain you can proceed within the given timeframe and are confident you will get approved for your mortgage.

Additionally, double-check the property’s specifications and layout at this stage to avoid misunderstandings later. The agreement should also include the plot number, postal address and other specifics such as parking arrangements. By going into the reservation process informed and prepared, you’re likely to have a much smoother home-buying journey.

Think about future resale potential

When buying a new-build property, it’s easy to focus on how it suits your needs right now and what you are paying, but don’t forget to consider its future resale potential. For example, if your life circumstances change at some point, you might need to sell your home or move. Choosing a property that appeals to a broad range of future buyers can help you avoid having a home that won’t sell for a long time and secure a better re-sale price.

Overly quirky designs or unconventional layouts can actually limit your pool of potential buyers. For example, homes with oddly shaped rooms or lack of space could be a turn-off for others. Practicality tends to win when it comes to resale as you can easily sort things like colours scheme and pretty staging yourself. Also pay attention to factors like parking availability, proximity to schools and transport links, and whether the area is up-and-coming or already established. Buyers often like a straightforward layouts, good storage, and versatile spaces they can adapt to their own needs

Check the T&Cs

When buying a new-build property, pay close attention to the terms and conditions. The specification, reservation agreement, and management fees can all significantly impact your overall costs and living experience, so it’s vital to check every detail.

The specification of the property outlines exactly what’s included in terms of design, materials, and finish. Developers often use show homes to market their properties, but these may feature upgrades or extras not included as standard. For example, it is not uncommon for gardens to not come landscaped or for fitted wardrobes to be an extra. Carefully reviewing the spec ensures you know precisely what you’re getting for your money and avoids surprises down the line.

It is also vital to understand any future costs. Management fees, for example, can be a hidden cost, particularly in developments with shared spaces or leasehold arrangements

20 Things to Check in a New-Build Spec

1. Kitchen Appliances: Are all appliances included, and are they integrated or freestanding?
2. Flooring: What type of flooring is included in each room? Are carpets or hardwood floors standard?
3. Windows and Doors: Are they double or triple glazed and do bi-folds come as standard?
4. Heating System: What type of boiler or heat pump is installed?
5. Lighting: Are light fittings included, or just basic wiring?
6. Paint Finish: Will the walls be painted, and if so, in what color and quality?
7. Bathrooms: Are fixtures like mirrors, towel rails, and shower screens included?
8. Storage: Does the property include built-in wardrobes or storage cupboards?
9. Garden/Outdoor Space: Is landscaping included, or will it be left as bare ground?
10. Driveway/Parking: Will the driveway be paved, and is allocated parking provided?
11. Fencing: Is fencing around the property included, and what type?
12. Energy Efficiency: Are solar panels or other energy-saving measures included? What’s the EPC?
13. Wiring: Are sockets and internet points included, and how many? Is there an option for additional?
14. Loft Space: Is it insulated, boarded, or accessible?
15. External Finish: Will the house exterior be brick, render, or something else?
16. Security: Are alarms or CCTV systems included? Outside light?
17. Guarantees: Are appliances and materials under warranty, and for how long?
18. Utilities: Will utilities like water, gas, and electricity be connected?
19. Council Tax: What will the Council Tax band of the property be?
20. Fixtures and Fittings: Are curtain rails, blinds, or shelves included?
21. Upgrade Options: Are there additional costs for any other upgrades, and what are they?
22. Completion: When is the development expected to be completed

Check the warranty detail

When buying a new-build property, checking the warranty details is a step you absolutely can’t afford to skip, because you never know what snags your house might have once you move in. Your warranty is your safety net, covering structural issues and defects for a set period after you move in. 

Most new-builds come with a 10-year warranty from providers like NHBC (National House Building Council) or LABC (Local Authority Building Control), but not all warranties are the same so its important to check what yours includes, so you’re prepared for any surprises down the line.

A good warranty should cover major structural issues for up to ten years, as well as a shorter initial period (typically two years) for fixing smaller problems or snags like plumbing or electrical faults. However, it is important to understand that warranties don’t usually cover wear and tear or issues caused by poor maintenance, so it’s important to read the fine print and know exactly what is your responsibility.

Always confirm which warranty your property has and make ure it is reputable.  NHBC and LABC are well-known providers, but smaller, lesser-known companies may also offer warranties—just ensure they’re recognised in the industry, so you can move into your new home with peace of mind, knowing you’re protected if things don’t go as planned

What to do WHILE you’re buying a new-build property

Understand how mortgages work with new builds

Securing a mortgage for a new-build property can be a little more complex than buying an older home, so it’s essential to go in prepared. Lenders often view new builds as slightly riskier investments, particularly if the property is an apartment or if the developer has priced it at a premium. Lenders can also have concerns that a new build won’t retain it’s value and therefore offer a lower loan to value ration on their mortgage products, stricter lending criteria, shorter mortgage offers, or even higher interest rates. By understanding these potential challenges and shopping around, you can avoid unnecessary stress and secure the best deal possible.

New-build mortgages often come with shorter offer validity periods – typically six months compared to the usual nine or twelve. If the property isn’t ready by the time your offer expires, you may need to reapply, which could lead to higher rates or changes in your borrowing eligibility. This is where using a mortgage broker may come in handy, as they will manage this process for you. Some lenders are more familiar with new builds and offer products tailored to their unique timelines, so working with a mortgage broker who understands the market can be invaluable.

Each developer may have a preferred lender. While this can streamline the process, don’t feel obligated to use them – it is there for your convenience so be sure to shop around for competitive rates. A lot of developers also link with first time buyer schemes so also check if the property qualifies for schemes like the First Home Scheme or shared ownership (if they are suitable for you and you are eligible), as these can influence your mortgage options.

Lastly, be mindful of the property’s valuation. Some new builds are priced at a premium, and lenders may undervalue them during their valuation. This means you might need to cover the shortfall yourself. You can mitigate this by research comparable properties in the area to ensure you’re paying a fair price, and factor in a contingency for any potential surprises during the mortgage process.

Arrange for a snagging survey before completion

Buying a new-build property doesn’t always mean it will be free from defects. In fact, even the most reputable developers can leave behind issues ranging from minor cosmetic snags to more significant structural problems. This is where a snagging survey comes in. Rather than a typical survey, for a new build property, a snagging company will ensure any defects are identified early, giving you the best chance to have them resolved before you move in.

Developers are often more willing to fix issues before you’ve officially completed the purchase, as they’re motivated to finalise the sale, so getting a snagging survey will enable you to get a detailed report of any issues before you complete – think misaligned doors, poorly fitted tiles, or incomplete paintwork. You can then present these findings to the developer while they’re still on-site and in a position to address them quickly, before you move in and before the development is complete.

You can create a snagging list yourself, but an independent snagging company is impartial and will write you a report for £300-£600. While some developers offer their own inspections, it’s worth remembering they’re not entirely impartial. An independent survey ensures your interests are protected, because no one wants to spend their first months in a new home chasing repairs.

Check the energy efficiency ratin

One of the biggest advantages of buying a new-build property is its potential for better energy efficiency compared to older homes. New-builds are often designed with modern energy-saving features that can reduce your utility bills and your carbon footprint. But this won’t be the same for every new build home, so be sure to understand the energy efficiency rating of the property you’re considering.

The Energy Performance Certificate (EPC) is your starting point. This document provides an official energy efficiency rating for the property, typically on a scale from A (most efficient) to G (least efficient). Most new-builds will fall into the A or B categories, but it’s worth confirming this with the developer. As costs of living continue to rise, a higher EPC rating could not only save you money, but could also make your property more attractive to future buyers.

You may also want to ask the developer about specific energy-saving features included in the home. Think high-quality insulation, double or triple-glazed windows, energy-efficient boilers, and renewable energy options such as solar panels or heat pumps. Also ask about any warranties or guarantees on energy-efficient features like boilers or solar panels

Confirm the completion date and flexibility

Developers often provide an estimated completion date (short-stop date), but it’s crucial to recognise this is often a target rather than a guarantee and will be subject to change. The long-stop date is the date by which the property must be completed. 

It’s important to be aware that this date can shift, due to things like construction schedules, weather delays, and supply chain issues. Understanding the completion date and planning for potential changes can save you from unnecessary stress and financial surprises.

Delays are common in the new-build process, and they can affect everything from your moving plans to your mortgage offer, which may have a time limit. For this reason, you should be aware of what flexibility you have in your finances, and living arrangements, so you can stay prepared for any hiccups.

What to Look Out For

• Fixed vs. Estimated Dates: Clarify whether the completion date is fixed or subject to change. Many developers provide an estimated timeframe rather than a firm date.
• Long-Stop Date: This is the legal deadline by which the developer must complete the property. Ensure this date is clearly outlined in your contract. Where the property isn’t complete by the long-stop date, you’ve a legal right to walk away from the purchase and get a full refund (including any reservation fee and deposit).
• Impact on Mortgage Offers: Some mortgage offers are only valid for six months. If delays push the completion date beyond this, you may need to reapply, potentially at a different rate, so it is worth checking with your lender what your options will be if this happens.
• Communication from the Developer: Make sure the developer commits to keeping you informed about any changes to the timeline

What can you do if delays happen

• Consider temporary housing options if delays could leave you between homes. Can you rent or stay with family?
• Ask your conveyancer to review the contract for any clauses related to completion delays and your rights in such cases.
• Plan ahead and budget to account for unforeseen costs associated with delays, such as storage for furniture.

Choose the plot carefully

When buying a new-build property, the plot you choose can significantly impact your life in the property. While every property on the development might look similar, subtle differences between plots – like garden size, shape, and which way the garden faces – can make a world of difference. Choosing the right plot ensures your home works for your lifestyle and maximises its appeal if you decide to sell in the future, meaning you might find it easier to sell and fetch a higher asking price.

One of the first things to check is the garden size and shape. Larger or more regular-shaped gardens are often more practical for families, gardening enthusiasts, or those who love entertaining outdoors. Gardens that are particularly small or have an unusual shape may only appeal to buyers who aren’t interested in outside space. Equally important is the direction the garden faces – south-facing gardens generally get the most sunlight throughout the day, meaning your garden is more likely to be sunnier for longer during the day and make it easier to grow plants. East-facing gardens capture the morning sun, while west-facing get more sun in the afternoon/evening, so work out which you prefer before choosing a plot.

Other things to consider are:

1. Privacy: Look at how close neighboring properties are and whether windows overlook your garden or home.
2. Proximity to Amenities: Consider the plot’s location relative to shared amenities like parks or parking spaces.
3. Noise Levels: Corner plots or those near roads or communal areas might experience more noise.
4. Potential for Extension: If you’re thinking long-term, check if the plot allows room for potential extensions or alterations.

5. Understand the deposit protection scheme

When buying a new-build property, understanding the deposit protection scheme is crucial for safeguarding your money. Most reputable developers are required to follow the Consumer Code for Home Builders or similar schemes, which ensure that your deposit is protected if something goes wrong, such as the developer going out of business before completion.

These schemes guarantee that, in unforeseen circumstances, you won’t lose your deposit, which can often be tens of thousands of pounds. Additionally, these schemes usually enforce high standards of transparency, requiring developers to clearly outline the terms of the deposit in the reservation agreement. This means you’ll know exactly what your rights are and under what conditions your deposit is refundable.

However, not all schemes are created equal, so it’s important to verify the details. Check whether the developer is registered with a recognised deposit protection scheme and ensure that the scheme covers your specific situation. Check the terms closely and pay attention to exclusions, such as non-refund of the deposit if you fail to meet certain deadlines. If you’re unsure, consult your solicitor to confirm the terms before handing over any money.

Decide which add-ons will benefit you

When buying a new-build property, developers often offer a range of optional add-ons, from upgraded kitchen finishes to outside lighting or built-in wardrobes. Its easy to feel like you are already spending enough money and to pass on these upgrades, but some add-ons are worth the investment can save you time, money, and effort in the long run. Certain features, like pre-installed outside lights, additional power outlets, or under-cabinet lighting, are much easier and less invasive to include during construction rather than retrofitting later.

The key is to think about what will genuinely enhance your home and lifestyle. For example, if you’re planning to entertain in your garden, outdoor lighting could be a practical and aesthetic addition and having this already installed can save you having to drill through walls to set up a power source later on. Built-in wardrobes may save you the hassle and expense of buying bulky furniture down the line. On the other hand, some upgrades, like luxury tiles or high-end taps, might be purely cosmetic and something that won’t make much of a difference to your daily life.

When considering add-ons, keep a close eye on the costs and weigh them against your budget. Developers often charge a premium for these extras, so it’s worth comparing their prices to what you could pay for similar upgrades post-move. If an add-on aligns with your needs and is cost-effective, it’s a smart investment that could save you money and inconvenience later

Ask about landscaping and communal areas

Developers often include features like landscaped gardens, shared green spaces, or private roads in their plans, but it’s essential to clarify what’s included and when these areas will be completed.

For example, if your property includes a private garden, ask whether it will be turfed or left as bare soil, as this is often how rear garden areas are left by developers and if your back garden is a giant mud bath, especially in the winter months, it could affect how soon you can enjoy it. 

For communal areas, find out whether these will be completed before or after you move in. A beautiful communal garden can enhance the appeal of your home, but delays in its completion may mean living with a construction site view for months. Additionally, with communal areas, check who will be responsible for maintaining these spaces, as management fees for upkeep could add to your monthly expenses.

Check for any restrictive covenant

Restrictive covenants are legal agreements attached to a property that can limit what you can do with it. They’re often put in place by developers to maintain the appearance and uniformity of a new-build estate and can include things like restrictions on extensions, but they can catch homeowners off guard if they’re not aware of them. For example, a covenant might prevent you from building an extension, parking a caravan on your driveway, or even painting your front door a certain colour.

Understanding these restrictions is crucial because they can affect your future plans for the property. If you’re hoping to make changes, such as installing solar panels or converting the garage, a restrictive covenant could block your efforts, so be clear on what restrictions are in place before committing to buy. Searches carried out by your solicitor should uncover any restrictive covenants, so make sure to ask for a detailed explanation of anything that could impact your use of the property

What to Look Out For:

• Extensions and alterations: Are there rules preventing you from adding to or altering the property?
• Parking restrictions: Are there limits on what vehicles you can park or where?
• Landscaping rules: Are you required to maintain your garden in a specific way?

Business use: Are you prohibited from running a business from your home?

Secure home insurance

Home insurance is your safety net for life’s unexpected mishaps, so securing the right cover for your new-build is a must. While your property might come with a builder’s warranty, which gives you some peace of mind about structural problems that might occur, it’s not a substitute for comprehensive home and contents insurance and won’t protect you against events like theft, fire, or accidental damage.

Before you move you can shop around for policies tailored to new-build homes. Your policy will need to start from when you take ownership of the property. Many insurers offer discounts for properties with modern security features or high energy efficiency ratings, which you may be able to take advantage off if buying a new build property. Be sure to cover your furniture, electronics, and other valuables and don’t forget to review the policy’s exclusions, such as flood coverage, especially if your home is in a high-risk area.

What to Do:

• Compare quotes: Use comparison sites to find competitive rates on building and contents insurance.
• Check for discounts: Some insurers offer reduced rates for energy-efficient or high-security properties.
• Understand your warranty: Know what’s covered by the builder’s warranty and where you’ll need additional insurance.
• Cover your contents: Include your belongings in the policy, from furniture to personal electronics.
• Review exclusions: Ensure the policy includes flood, fire, and accidental damage coverage if relevant.

You will need an address to register for home insurance so before moving in, make sure to check with the developer that they have registered the address with Royal Mail. If you’ve already moved in and your address doesn’t show, you can request the address be registered with Royal Mail directly

What to do AFTER you’ve bought a new build property

Inspect and test all appliance

When you move into a new-build property, it’s easy to assume that all the appliances – like the oven, boiler, or built-in fridge – will work perfectly because they’re brand new. However, that’s not always the case, because even new build properties have teething problem. New appliances can have defects, be installed incorrectly, or simply not function as expected. That’s why it’s crucial to inspect and test every appliance as soon as you get the keys.

A good place to start is by turning on each appliance to confirm it powers up and operates as it should. Test the oven and hob to ensure they heat up properly, check that the boiler provides hot water and heating when you need it, and confirm that things like the extractor fans work properly. 

If you’ve got integrated appliances like a dishwasher or washing machine, run a quick cycle to see if they’re fully operational. The sooner you identify issues the better as developers are usually more willing to address faults before you’ve fully settled in

What to Look Out For:

• Oven and hob: Do they heat up evenly? Are all stoves functional?
• Boiler: Is it producing hot water and heating without unusual noises or delays?
• Extractor fans: Do they remove steam or odours effectively? Is there any excessive noise?
• Dishwasher/washing machine: Are they any leaks or strange noises when running a cycle?
• Fridge/freezer: Are they cooling to the right temperatures?
• Wiring and plugs: Are the appliances connected properly with no loose wiring

Set up your utility account

Moving into a new-build home means starting fresh with your utility accounts, but this is one task you don’t want to delay, because it can save you money and headaches down the line. Start by confirming the initial meter readings for gas, electricity, and water as soon as you move in. Take clear photos of the readings on any meters and record the readings to avoid being overcharged for energy you haven’t used.

Once you’ve noted the readings, contact the utility providers that are assigned to your property. Many new-builds have default providers arranged by the developer, but you’re not obligated to stick with them and you can often find a better deal by shopping around. Research and compare tariffs from a range of suppliers to find a deal that suits your usage and budget

What to Do:

• Confirm meter readings: Take photos of gas, electricity, and water meters on move-in day.
• Contact existing providers: Notify them of your move-in date and readings to avoid incorrect bills.
• Compare tariffs: Use comparison sites to shop for the most cost-effective energy and water providers.
• Set up direct debits: This ensures timely payments and often secures a discount on your bills.
• Consider smart meters: If your property doesn’t already have one, consider a smart meter for accurate, hassle-free billing

Get to know your neighbours

Moving into a new-build development often means you are like many others who are also starting out on a new estate. Taking the time to build a friendly relationship with your neighbours can pay off in ways you might not expect. Not only does it create a more welcoming and supportive community, but it can also help if you have shared challenges, like snagging issues. Let’s face it, it also helps to have someone to take in that parcel that is set to arrive just as you have gone out for the day!

Your neighbours also might have spotted issues with their property that you haven’t yet noticed, or they could share tips about dealing with the developer or local amenities. Plus, if a shared concern arises – like delayed landscaping or maintenance in communal areas – you’ll have strength in numbers to address it effectively.

Tips for Getting to Know Your Neighbours:

• Introduce yourself early: A simple hello when moving in can set the tone for a positive relationship.
• Join or start a community group: Many new developments have WhatsApp groups or Facebook pages where residents can share updates and advice.
• Offer to collaborate: Consider organising a street party or collectively approaching the developer about an issue.
• Be considerate: Keep noise to a minimum, follow parking guidelines, and respect shared spaces

Keep a record of all communication with the developer

Nobody wants to have to deal with snagging issues when they move into a new home, but sometimes we can’t avoid it. When dealing with snagging issues or disputes after moving into a new-build, clear communication with the developer is crucial,  as is keeping a detailed record of all interactions. If you think about how many properties and projects the developer handles simultaneously, having a paper trail ensures that nothing gets lost or misinterpreted along the way, which could cause you delays in getting your issue sorted.

If a snagging problem escalates, documented communication can serve as evidence to back up your claims, whether you’re pursuing a resolution directly with the developer or escalating to a third party like a warranty provider or ombudsman. It also shows you’ve taken a proactive and reasonable approach, which can strengthen your case.

Here are some things you can do:

• Save emails: Organise all correspondence into a dedicated folder in your inbox.
• Log calls and meetings: Write down the date, time, and key points discussed, including any commitments made by the developer.
• Take photos: Document any snagging issues or defects with clear photos, ideally timestamped, to provide visual proof.
• Request confirmation in writing: If agreements or timelines are discussed verbally, ask for follow-up confirmation via email or letter.
• Back it up: Store your records digitally in the cloud or on a hard drive, ensuring they’re accessible if needed.

Check for missed snagging items over time

When you first move into your new-build home, you might think everything is perfect – after all, it’s brand new! However, it’s common for minor defects or snagging issues to go unnoticed in the initial weeks or months. These issues can range from small cosmetic flaws to things that affect the functionality of your home. It’s essential to keep a close eye on your property over time, as some defects may not show up right away and its upto you to flag them to your developer.

Many new-build homes come with a warranty, typically covering defects for the first 2 years or more. This warranty can be a lifesaver when you spot issues that were missed during your initial snagging inspection. If you notice something within the warranty period, make sure to raise it with the developer or builder as soon as possible. The longer you leave it, the harder it may be to get repairs or replacements done

Tips for Checking for Missed Snagging Items:

1. Inspect regularly: Set a reminder to do a walk-through every 3-6 months, especially during seasonal changes.
2. Look for signs of wear: Keep an eye out for issues like cracks in walls, water damage, or fading paint.
3. Check appliances and fixtures: Ensure everything, from the boiler to the light switches, is still functioning properly.
4. Don’t forget the outdoors: Check the garden, fences, or driveway for any damage that may have been overlooked initially.

Be proactive: If you notice something, document it with photos and notify the developer within the warranty period. Ideally you want your issues fixed before the developer leaves site.

10 common new build snags are

1. Cracked or poorly finished plasterwork – Uneven walls or cracks that need smoothing or filling.
2. Misaligned or sticky doors and windows – Doors or windows that don’t close properly or stick.
3. Paint drips or uneven finishes – Poor-quality paintwork on walls, ceilings, or trim.
4. Scratched or damaged flooring – Marks or damage to carpets, tiles, or wooden floors.
5. Leaky taps or plumbing issues – Dripping taps or poorly fitted pipes.
6. Uneven kitchen countertops or cabinets – Surfaces or cabinets not level or aligned correctly.
7. Electrical faults – Non-functioning sockets, switches, or light fittings.
8. Poorly fitted skirting boards or trim – Gaps or uneven joins in woodwork.
9. Heating system issues – Radiators not working or boiler setup problems.
10. Blocked gutters or drainage problems – Debris left behind causing water flow issues

Escalate your complaint

If you have a complaint about your home builder or developer, the first thing you should do is take it up directly with them. All developers should have a clear, free complaints process in place for issues like poor service or unresolved concerns. Be sure to find out what the process is before you complete on the property. Once your complaint is made, give them a chance to address the issue, as they may be able to sort it out quickly.

If the issue isn’t resolved after going through the developer’s complaints process, you can escalate it to an independent resolution body, depending on which code of standards your developer follows. The two main ones are the Consumer Code for Homebuilders and the New Homes Quality Code. If you’re still stuck, you can escalate the matter to a warranty provider or the Independent Dispute Resolution Scheme (IDRS), both of which can help resolve disputes at no cost to you and ensure the builder carries out remedial works if they support your case. Make sure to check the developer’s paperwork for specific details on how to proceed!

Understand the development may not be complete for a while

It is exciting when moving into a new build home, but it’s important to understand that the development may not be fully completed when you move in. This can mean a few challenges for the first few months or even longer. Roads might still be under construction, which could lead to traffic disruption, construction noise, mud (invest in a pair of wellington boots) or limited access to your property.

Additionally, your new address might not appear immediately on Google Maps or in local directories. This could make it tricky for deliveries or visitors to find you, and you may need to guide them manually, so bear this in mind when ordering anything to be delivered. It’s also worth checking if your property is properly registered with the Royal Mail, as post can sometimes be delayed when new addresses aren’t fully integrated into the system.

Here’s what to look out for:

• Unfinished roads and infrastructure, which could limit access or cause disruptions.
• Construction work still ongoing nearby, which might lead to noise or delays.
• Delays in your new address being added to Google Maps or local postal systems.
• Temporary access routes that may change as the development progresses.

In conclusion, buying a new-build property can be an exciting and rewarding experience, but it’s essential to approach it with careful consideration and preparation. From researching the developer and understanding the reservation process to ensuring the property meets your needs and is covered by a solid warranty, every step plays a vital role in ensuring a smooth purchase and a happy home. 

Remember to stay proactive – whether it’s checking the energy efficiency, getting to know your neighbours, or addressing any snagging issues early – a little extra effort upfront can save you time, money, and stress down the line.