new build defects

Quick Answer: When snagging a new build property, plastering defects are among the most common issues. Look for ripples or undulations in wall surfaces, poorly finished corners and reveals, visible plasterboard joints (especially along ceilings), cracking around door frames and external corners, and inconsistent coverage where the substrate shows through. Most developers allow a 6-12 month defects period, but identifying issues before completion gives you the strongest negotiating position. Professional plasterers can typically spot defects in minutes that untrained eyes might miss for months. Understanding New Build Snagging and Why It Matters Buying a new build home should mean getting pristine, perfect finishes throughout. The reality? Even properties from major developers often have plastering defects that become painfully obvious once you move in and start living with the walls. Snagging refers to the process of identifying defects in a new build property before you complete the purchase or during the defects liability period (typically 6-12 months after completion). When it comes to plastering, these aren’t just cosmetic issues — poor plasterwork can lead to cracking, moisture problems, and difficulty achieving a quality finish when you decorate. According to the Homeowners Alliance, over 98% of new build properties have snagging issues at handover. Plastering defects consistently rank among the top five most common problems, alongside drainage, electrics, and joinery issues. Why Plastering Defects Are So Common in New Builds Understanding why plastering problems occur helps you know what to look for. Modern volume housebuilding involves tight deadlines and subcontracted labour, creating several pressure points: Speed over quality: Developers work to extremely tight completion schedules, often with financial penalties for delays. This pressure filters down to plasterers who may rush work to meet deadlines. Subcontractor chains: The plastering may be done by a subcontractor’s subcontractor, creating quality control gaps and reducing accountability. Inadequate drying time: Multi-finish plaster needs 2-7 days to dry properly depending on conditions, but decorators may be scheduled in immediately, leading to trapped moisture and future issues. Variable skill levels: Not all plasterers have the same experience or standards. High-volume sites may employ anyone who can hold a trowel during peak periods. Material inconsistency: Mixing plaster to the correct consistency is critical. On busy sites with multiple tradespeople, variations are common. Poor site conditions: Plastering in cold, humid conditions or before the building is properly weathertight compromises the finish and long-term performance. The Essential Plastering Snagging Checklist When inspecting your new build, work systematically through each room with this comprehensive checklist. Natural daylight is your best tool — defects that disappear under artificial lighting become glaringly obvious in sunlight. Wall Surface Quality Run your hand lightly across every wall surface, moving horizontally and vertically. Your sense of touch picks up undulations that eyes might miss. Look and feel for: Ripples or waves: The wall surface should be flat within 3mm over 2 metres according to British Standards for plastering (BS 5492). Anything more is unacceptable. Rough patches: These indicate incomplete trowelling or areas where the plaster wasn’t properly finished. Trowel marks: Visible lines or ridges from the trowel edge suggest poor workmanship or insufficient passes during polishing. Hollow spots: Gently tap walls with knuckles. A hollow sound indicates the plaster hasn’t bonded properly to the substrate and will likely crack or blow. Discolouration: Patchy colouring suggests inconsistent drying, moisture issues, or areas that required extra material to build up. Visible substrate: You shouldn’t see the colour of the backing plasterboard or blockwork showing through anywhere. Pro Tip: Use a strong torch held at a shallow angle to the wall (called “raking light”). This technique highlights every imperfection by casting shadows. Professional snaggers always carry a powerful LED torch for exactly this reason. Corners and Reveals Internal and external corners are where plasterer skill becomes most evident. These areas also suffer the most stress from building movement, making proper execution critical. External corners: Should be protected by metal corner beads beneath the plaster. Check they’re straight, plumb, and the plaster is flush to the bead without gaps or excess buildup. Internal corners: Should be sharp and clean, not rounded or filled with excess plaster. Run your finger into the corner — you should feel a crisp angle. Window and door reveals: These should be square, plumb, and consistent in depth. Check for gaps between plaster and frames, or excess plaster overlapping onto frames. Skirting lines: The base of walls should be straight and level where skirtings will be fitted. Undulating bottoms create gaps behind skirting boards. Ceilings Ceiling defects are particularly problematic because they’re highly visible and difficult to rectify without complete replastering. Ceilings should be inspected from multiple angles with good lighting. Plasterboard joints: You should not see the lines where plasterboard sheets join. Visible joints indicate insufficient skim coat thickness or poor jointing tape application. Screw pops: Small circular bumps indicate plasterboard screws that haven’t been properly countersunk or have worked loose. Sagging: Ceilings should be flat. Any visible sag indicates inadequate support or moisture damage. Cracking: Hairline cracks at ceiling-to-wall joints are common (thermal movement) but wider cracks or cracks running across the ceiling suggest structural issues or poor workmanship. Cracking Patterns to Watch For Not all cracks are equal. Some indicate normal building settlement while others point to serious defects requiring immediate attention. Crack Type What It Indicates Action Required Hairline cracks at ceiling-wall junction Normal thermal movement; minimal concern Monitor; may need decorating filler before painting Cracks at door/window corners (diagonal) Inadequate support above openings or frame movement Structural assessment required; likely snagging item Vertical cracks at external corners Missing or poorly fitted angle bead; impact damage Needs replastering; add to snagging list Map cracking (network of fine cracks) Plaster applied too thick or dried too quickly Requires replastering affected area Cracks following plasterboard joints Inadequate jointing or scrim tape; poor skim coat Professional assessment; likely needs remedial work Random cracks appearing after decoration Plaster not fully dry when painted; trapped moisture Allow full drying; may need repair and redecoration The Professional Snagging Inspection