Snag Inspection Services
| by hihouse
When a property nears practical completion every detail, no matter how small, carries significance. A misaligned door handle a slight grout imperfection or a door that does not close correctly may seem minor alone yet they can affect resident satisfaction brand integrity and future maintenance budgets. In London’s Build to Rent and luxury residential markets a snag report is not a simple checklist it is a measured pause before handover ensuring every component meets expectation and every surface reflects care.
We move beyond cosmetic notes to provide a full, actionable record that supports asset integrity and operational planning.
Specific Areas We Service
We deliver our services in SE18 at these locations:
Woolwich
Royal Arsenal
Why We Carry Snag Reports
We create bespoke snag reports as an essential measure of quality and foresight. Almost every new home contains multiple defects identified at handover according to leading survey data. When properties change hands in high volume any unresolved snag poses reputational risk can lead to costly remediation and risks undermining resident confidence.
A professional snag report has three vital purposes. First, it empowers development and maintenance teams to correct issues ahead of resident arrival. Second, it creates an auditable record that supports warranty and insurance frameworks. Third, executed with precision it expresses brand promise showing residents that every property is delivered to exacting standards. At hihouse we approach snagging with care and intention to protect the lived experience and the long term value of the property.
Expert Check-Out Reports: Fair, Fast, and Final Resolution
The end of a tenancy is where relationships are tested and investments are protected or lost. A professional check-out assessment provides the independent, objective evaluation that protects all parties from costly disputes and ensures fair outcomes based on evidence, not emotion.
In Build-to-Rent and high-value residential portfolios, where tenant turnover is constant and reputation matters, the quality of your check-out process directly impacts operational efficiency, deposit resolution speed, and future tenant relationships. A poorly executed check-out can result in prolonged disputes, negative reviews, and unnecessary legal costs.
Our check-out service transforms what is often a contentious process into a streamlined, professional assessment that provides clarity for deposit decisions and protects your property standards. We document what matters, distinguish between fair wear and damage, and deliver reports that adjudicators trust and tenants accept.
What Is a Snag Report?
A snag report is a formal, independent inspection of a newly built or refurbished property, carried out before a resident takes possession. Its purpose is to identify imperfections, unfinished works, or defects that deviate from the promised standard of completion. Snagging originated as part of internal contractor sign-offs, but in modern developments — especially in Build to Rent and high-end residential schemes — it has become a vital quality assurance mechanism.
While internal site teams may carry out their own checks, a professional snag report introduces a layer of objectivity. It sets a benchmark not just for what has been delivered, but how it has been delivered — ensuring that every surface, installation, and detail meets the standards expected in a competitive, brand-sensitive market.
Use cases:
Snag reports are typically carried out at practical completion or just prior to key handover. Common scenarios include:
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Verifying apartment readiness in large Build to Rent schemes before staged release
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Flagging defects in high-end residential units for developer correction
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Supporting operators and asset managers in holding contractors accountable
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Confirming quality and consistency across units in phased completions
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Documenting condition for warranty or liability purposes before occupancy
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The snag report becomes the record of truth between delivery and activation. It ensures that the property enters the market — or the tenancy cycle — in the best possible condition.
When should the check-in be completed?
The check-in should be completed on the day your tenants move in, ideally within hours of key handover. This ensures the property condition is documented before any tenant occupation changes occur.
Frequently Asked Questions
What if the tenant disagrees with the report?
Our process includes tenant consultation during the handover meeting. Any genuine discrepancies are amended immediately, and the final report reflects the agreed condition with tenant signature confirmation.
How long does the check-in process take?
The entire process typically takes 2-3 hours total: 1-2 hours for property assessment and 1 hour for tenant handover meeting. We work efficiently to minimize disruption to your tenant's move-in day.
Is the tenant required to be present?
While not legally required, we strongly recommend tenant presence during the handover meeting. This ensures transparency, allows for immediate clarification of any concerns, and strengthens the legal validity of the documentation.
What happens if damage is discovered during check-in?
Any damage discovered during check-in is documented with detailed photographs and descriptions. We distinguish between pre-existing damage and any issues that may have occurred since the inventory was completed.
How long are the reports stored?
All reports are stored securely in the cloud with lifetime access. You can retrieve your documentation at any time throughout the tenancy and beyond, ensuring you always have access to your legal protection.
Can I amend the check-in report after it's completed?
Minor amendments can be made within 48 hours of report delivery, provided all parties (landlord, tenant, and our office) agree to the changes. Any amendments are clearly documented with timestamps and require digital acknowledgment from all parties. However, we strongly recommend addressing any concerns during the initial handover meeting to avoid complications. Major changes after tenant occupancy may require a supplementary inspection to maintain legal validity.
Snag reporting protects against the gradual erosion of standards that can occur between build completion and tenant move-in. By identifying visible and functional issues early, from scratched surfaces and poor finishes to loose fittings and alignment flaws, we give developers and operators time to resolve them before they become complaints. Every defect logged and resolved before occupation is one less future dispute, one less maintenance call, and one more step toward resident satisfaction.
The components of our snag reporting include:
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Full Apartment Audit
Every room ceiling wall floor door window kitchen and bathroom fitting is reviewed against design specifications. We note alignment, finishing, gaps, blemishes or inconsistencies with expected standards. Each item is described using precise terminology and standardised language for clarity and consistency. -
Defect Identification and Grading
We log each snag with its exact location context and severity. Low level items that require minor adjustment are distinguished from those that require immediate attention or raise safety concerns. This allows teams to prioritise and allocate resources effectively. -
Comprehensive Photographic Record
Every identified snag is photographed with high resolution images in natural or consistent lighting. Each image is tagged with location metadata and severity classification to support clear communication and accountability. -
Technical and Safety Inspection
In addition to aesthetic scrutiny we monitor critical systems where relevant such as plumbing electrical fixtures or ventilation. Loose wiring poor sealing or visible damp are tested or noted for specialist review and action before handover. -
Integration with Handover Process
Reports are prepared to align with handover protocols and warranty conditions. This means defects recorded within windows for remedies under NHBC or warranty obligations are documented and reviewed on schedule. -
Executive Summary and Recommendations
Each report begins with a summary that categorises defects into priority levels. It provides guidance for remediation implementation timelines and post completion inspection schedules tailored to each category. -
Follow up Validation Visits
We can schedule follow up inspections to confirm that high priority issues have been resolved to satisfaction. These visits ensure the snag log is closed out meaning the property is fully handed over without outstanding concerns.
Frequently Asked Questions
When should a snag inspection be carried out?
Ideally, snag reports should take place after practical completion but before keys are handed over to the resident. In some cases, staged snagging is required – first at completion, again after finishing works, and once more before final handover. We coordinate closely with site teams to find the most effective window.
What kind of defects do we report on?
We document a wide range of issues including:
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Cosmetic imperfections (scratches, paint marks, poor finishes)
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Incomplete installations (missing fixtures, poor alignment)
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Functional issues (doors not closing, taps not working, loose fittings)
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Safety concerns (exposed wiring, sharp edges, blocked ventilation)
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Design deviations (mismatched specifications or missing features)
Each issue is clearly photographed, annotated, and graded for urgency and severity.
Do we include recommendations for contractors?
Yes. Where relevant, we include comments that support contractor follow-up or site management resolution. Our reports are designed to integrate into your internal workflows so that every snag becomes an actionable item with traceability and priority.
Can we follow up after snag corrections?
We can schedule return visits to validate that remedial work has been completed to standard. These validation visits close the snag log and confirm that the property is ready for occupation or marketing.
How is a snag report different from a check-in report?
A check-in report documents the condition of a property at the moment it is handed to a resident and is structured for tenancy compliance and deposit protection. A snag report comes earlier. It is a quality assurance document designed to identify problems before a tenant sees them. It protects the brand, the reputation of the developer, and the condition of the asset before any wear and tear begins.
Do we adapt reports based on development needs?
Yes. In Build to Rent schemes or branded residences, we often work with operators to focus on specific items that are known pain points, whether from past experience or portfolio trends. This might include things like curtain rails, mattresses, or appliance functionality. Our role is not just to inspect, but to protect your most vulnerable assets.
How quickly do we send the report?
All snag reports are delivered on the same day as the inspection, including high-resolution photography, annotated defect logs, and executive summaries. Our delivery process is designed to support immediate contractor action and timely handover preparation.
How are reports formatted and stored?
We deliver reports in digital and PDF format. All files are securely stored in the cloud and remain accessible indefinitely. Reports can be archived by address, unit number, or project ID, depending on your internal reference system.
The Hihouse Advantage
We’re not a high-street agency. hihouse is a specialist partner for developments with scale, systems, and elevated standards. Our reporting helps operators reduce deposit disputes, improve resident experience, and maintain control over property condition at every stage of the tenancy cycle.
What makes Hihouse Stand Out
We are not a high-street agency. Hihouse was built for developments that operate with structure, not improvisation. We work within systems, alongside operations teams, and inside properties where the quality of reporting has direct financial and reputational impact.
Our role extends beyond documentation. In many schemes, certain furnishings, finishes or fittings require a different level of attention, not because they are fragile, but because they are costly to replace and frequently overlooked. Curtains, mattresses, soft goods, concealed mechanisms: these are not footnotes. They are often the items where value is quietly lost.
Rather than applying a single method across every building, we work with clients to understand what is being damaged, where patterns emerge, and how this impacts re-let readiness and asset depreciation. Together, we define the areas that deserve greater scrutiny, and we build that into our reporting structure consistently, and in accordance with tenancy law.
This way of working allows us to support operators in the realities they navigate daily. It ensures the smallest details are given weight, not because they are decorative, but because they carry consequence.
8+ years exclusive BTR dedicated supplier
Same-day reporting guarantee for faster issue escalation
Bespoke inspection protocols in-line with local regulations
Neuroscience enhanced trained clerks for more reliable inspection habits
Always-on communication