Extension snagging — what's involved, when should it be done and who's responsible?

If you're building an extension it's important not to forget the essential step of extension snagging. While it would be nice to think the job will be finished to perfection with no issues or errors, it's rare not to encounter something that hasn't been finished to your satisfaction.

However, while final completion is the goal for all involved parties, when money and time are both at stake, extension snagging can sometimes turn into an area of contention.

To help you get the best end result, we asked the experts when does a snag become a defect, when should you point out problems that need snagging, who is responsible for rectifying them and what's the recommended time frame in which they are dealt with?

Extension snagging shouldn't be left until the very end

While the builders and architects we spoke to offer a wide range of valuable advice, one thing to remember with extension snagging is that – contrary to common belief – it shouldn't always be the last job on the list.

"It's much easier to establish the level of quality expected early on in the project, agree this with the builder and not sign off works as complete until that level of quality has been achieved," advises Paul Testa, director at HEM Architects.

"Snagging can happen throughout a project. It's much easier to say to the builder after they've installed the first window that the quality of mastic isn't up to scratch before they do the rest. It will be a much more positive conversation if they haven't got to undo all the work and you're just agreeing how to proceed."

Paul Testa

Architect Paul is a specialist in low-energy design. His practise are well-versed in designing sustainable, energy-efficient new builds and extension schemes. He has also completed his own eco retrofit to his family home. In addition, Paul taught the technology course for the MArch in Architecture at Sheffield University, and is a tutor for the Sustainable Architectural Studies Masters course.

Extension snagging – what does it involve?

Extension snagging is essentially the same process as snagging a self build. It's a process of identifying work that you believe hasn't been completed to an acceptable level. "Snagging items are those things that should be finished before the works can be signed off as complete," says Paul Testa.

In other words, it means examining the works that are taking place and noting if and where you feel it hasn't been finished to a high enough standard.

"Common snags are missing trims (final verge trims, shower tray trims, end of cill trims etc); edges to plaster at windows or doors that need filling, caulking and painting, unfinished painting, final sealant to sanitary installations, mastic to the outside of windows and so on," explains Paul. "They are normally little things, but that if not rectified before payment is made, can drag on indefinitely."

Charlie Avara, founder of Build by Charlie says she always uses this great tip when snagging projects and encourages her homeowners to do the same.

"Stick a small piece of brightly coloured, low tack masking tape, to the location of the snag. That way it’s a visible reminder of what needs fixing, and the tape can be easily removed when the job is complete.”

Additional areas where you will need to check for snags

• Paintwork – check for a satisfactory finish on walls, ceilings, woodwork and built in furniture
• Windows and doors – do they open and close properly?
• Have driveways been cleared of debris where skips were placed?
• Is the central heating system working correctly?
• Are all your face plates, switches and sockets installed neatly and working?
• Check your tiles for silicone, grout and paint, likewise your sanitary ware and kitchen units
• Are all your kitchen cabinets opening and closing and appliances working?
• Check all cupboards are free of tools and spare fittings such as screws and leftover packaging

Charlie Avara

Charlie Avara has over 15 years experience in the construction industry and now runs her own domestic contracting business, BUILD by Charlie. With a proven track record of delivering on projects ranging from the ultra modern, through to period properties, Charlie is an expert when it comes to building, renovating or remodelling homes.

Who should undertake the task of creating an extension snagging list?

The person responsible for identifying the items that need to appear on your extension snagging list, will in part depend on who you have hired to create your extension ideas.

For example, if you have employed a project manager for a larger extension project, it would be fair to assume that they will be snagging the job as it goes along, with you working with them on the final few inspections to identify areas you still feel need addressing.

Nonetheless, with or without a project manager, as the homeowner, you really need to take responsibility for identifying snags as well. After all, if you're going to be living in the new space, you need to be comfortable that the finish is up to your expectations.

Having snagged both commercial and residential properties, I always found it helpful to keep an ongoing list of things I considered might fall into the 'snagging' category as the job progressed.

If they were relatively minor, and I knew from experience they would be likely tackled in the finishing stages, I at least had a record of them ready and waiting that could be ticked off.

If on the other hand they had the potential to lead to bigger problems, then I'd question the main contractor at that point. While it can sometimes lead to difficult conversations, there's no point setting a low bar early on in terms of what you will accept as the finished product.

Understanding the process of building will also be in your favour when extension snagging. It's important to be able to identify the difference between what is a snag and what is simply work in progress. Grant your contractors time to complete jobs if there are one that seem unfinished – the chances are they are and they will get to them.

Builder Andy Stevens shares how he once had a 42 page long list of snagging items from a client – most of which weren't actually snags simply because the homeowner didn't have any previous experience of snagging.

It's also important not to make the common mistake of assuming your architect is responsible for snagging. This simply isn't the case.

"Is it is usual for the contractor to undertake snagging in the first instance, says architect, David Nossiter. "There is no obligation for the architect to undertake snagging. However, the architect will want to satisfy themselves that the contractor has fulfilled the criteria laid out in the building contract."

"It is your builder's responsibility to snag a project," agrees Paul Testa. "If, when an architect comes to do the completion inspection, there's a long list of snags, the project isn't yet finished and the architect should stop there and get the builder to properly complete the works."

David Nossiter

David is a chartered RIBA architect, an RIBA Conservation Registrant and a Fellow of the Royal Society of Arts. A Director of David Nossiter Architects, with expertise in residential architecture, David received acclaim for the conversion of a dilapidated Listed barn into a contemporary dwelling. He is a member of the London Borough of Merton’s Design Review Panel and also teaches at the University of Brighton and the RIBA Studio post-graduate architecture Masters Degree programmes.

Who should fix the snags?

In terms of who should fix the snags you identify when extension snagging, it's not always clear cut – especially if you haven't had one main contractor who is responsible for everything.

If instead you've employed a series of sub contractors such as electricians, plumbers and decorators who all take charge of their own areas, when you do find a potential snag, a blame culture can quickly develop if you don't have a firm grip of everything.

It's another reason why noting things throughout the build will help, as early identification can distinguish at what stage the issue started and who the fault ultimately lies with.

If your carpenter for example, hasn't fitted a window properly, you noted the gaps but didn't say anything and then your decorator has an unfeasibly large space to try and caulk, you may not get the finish you want – but if you'd spoken to the carpenter earlier on, the snag which has now turned into a problem, could have been avoided.

And, don't forget, if you have also been responsible for purchasing some of the fixtures and fittings, you will also need to take responsibility too, says Andy Stevens.

"For example, if you have supplied something (let’s say, a tap) and despite it being fitted correctly it stills tends to drip, it is not down to the plumber/contractor to sort this. It is something you've supplied and it's therefore between you and the supplier to sort.

"Or, on a long run of kitchen units, if the units aren’t perfectly square or the doors are slightly out, the gap between the doors cannot be fixed – that is how the kitchen has been made," says Andy. "Yes, they can be adjusted and realigned, but remember that miracles can’t be produced."

Andy Stevens

An award-winning builder and now broadcaster, Andy is the Founder and CEO of The Build Network UK. His vision is simple – to inspire the next generation into construction while making positive change throughout the industry. Andy brings years of experience of being on the tools and building award-winning homes and is a regular speaker at the Homebuilding & Renovating Shows.

Extension snagging and completion

So why does extension snagging matter? It is common practise to snag a project before you can enter the official phase of completion, but it's equally important to understand that it's not a legal requirement.

"Although snagging is a commonly termed process, there is no provision within a construction contract or within the consultant’s role that indicates that snagging should be undertaken," says David Nossiter.

"But, the build should be offered up as complete before it is certified as such and at this point, the contract administrator, usually the architect will issue Practical Completion when the works are complete. All but the most insignificant aspects of the build should be complete before this takes place."

Only when the architect is satisfied that that the work is finished to the right level will you get to the final handover stage which includes getting the necessary paperwork such as building manuals, guarantees and warranties.

Extension snagging vs extension defects

Where some confusion lies with extension snagging, is identifying the difference between snags and defects. What differentiates them and when does a snag become a defect? Although the defects stage is sometimes referred to as the second snagging, our experts explain why there's a difference.

"It is usual using the traditional form of building contract, to hold back a retention of funds during the build and for a period of time after the building is complete," says David Nossiter. "The retention is usually 5% of the contract sum during the build and 2.5% after practical completion of the build."

"Therefore, when an architect signs off a project as practically complete, half of the retention money is released so it's really important the works really are considered complete," adds Paul Testa.

"Once practical completion is certified, the building then enters what is termed the defects liability stage," explains David. "Any defects that rise during this stage have to be rectified by the contractor and are defects rather than snags. Once this period of time has come to an end and all defects have been rectified, a final certificate may be issued for the building and the retention paid to the contractor."

"If, following practical completion, defects become apparent over a period of time (3-12 months, typically depending on your contract) then the contractor is required to address these in a timely manner before a final certificate can be issued that releases the final retention money for payment," says Paul.

“We usually recommend keeping 2.5% of the contracted sum for a period of 6 months,” confirms Charlie Avara. “It will take about this time for the dust to settle and the walls to fully dry out, and any movement or settlement cracks to appear – these are easily fixed within a few days after the six month period, and any spare paint you have retained will still be good to use and the walls won’t have discoloured.”

FAQs

Do I need to hire a professional for extension snagging?

Although there are companies who offer snagging services, in general, if you have the right team on the job and a good eye for detail, it's not necessarily something you need to consider.

"You can have a professional snag a project," says Paul Testa, "but I would suggest this cost is borne, at least in part, by the builder and that the builder agrees to complete all the works identified."

And, while there are apps available that offer the ability to record snags, often a camera phone and excel spreadsheet can serve the same purpose.

How can I avoid there being too many snags?

"As with tradespeople, you get what you pay for with products and materials so you should think twice about always going for the cheapest option," advises Andy Stevens.

"If something seems far too cheap to be true, it’s usually that cheap for a reason. You will simply end up paying a lot more in the long run replacing it or getting new tradespeople back to rectify poor workmanship."

My final tips for extension snagging and defects? It all starts with choosing the right contractor and subcontractors. Ask to see examples of their work and speak to their clients to find out how they dealt with the extension snagging. Then, make sure you have some kind of written agreement about how the process will take place on your own extension.

At the extension snagging stage, be thorough, but also fair. Don't try to pass off marks that you or your delivery men have actually created, as snags. If you've developed a good relationship with your build team, it's highly likely they will sort them for you when they deal with the real snags – as long as you don't try to apportion false blame.

And finally, when it gets to the defects stage, remember that cracks and gaps will appear as the building settles so don't be alarmed when they do. It's a normal process and unless they exceed the advice in our guide to cracks in ceilings, don't panic and instead ask for them to be repaired as part of the second snagging or defects stage.