The importance of snagging and how to do it right

Snagging is a vital step in the completion of a new construction or refurbishment process. It ensures that there are no nasty surprises when you move in and obliges the contractor to solve the issues identified before their works are signed off and they are paid in full. Without a thorough snagging check, with an independent and experienced snagging professional, you leave yourself open to being left with issues, and needing to pay extra or fight to have them resolved.

Unfortunately, we’ve seen a lot of unresolved snagging issues during our 24 years of project management in Spain. We have also been called in to fix problems, or resolve conflicts as part of our project rescue service. But with the right planning and project management you can avoid the issues and come to a stress-free resolution.

Here is our guide to snagging and how to do it right, to avoid the headaches.

What is snagging?

Snagging is the process of checking your newly completed project for faults that need to be rectified before you pay the final instalment. It should be done by a specialist to ensure the job has been completed correctly and it meets the required quality standards and specifications.

You might think snagging is just looking around and seeing what has not been finished, or any damages. However, it is a real skill! We always recommend that an independent professional does the snagging, as with their trained eye and experience, they know what to look for and where to look.

Once they have thoroughly checked the property, inside and out, they will supply the client with a written and photographic report with all the issues spelt out. You can review this document and take it to your contractor to request that they solve the issues identified, before the final payment is made.

As a Project Manager in Spain, our clients sometimes ask us to do it for them. It is something we can do, however, to remain impartial and have the very best person on the job, we usually recommend using a specialist. Having the report from an external provider, avoids the contractor doubting the veracity of the report.

Make sure you do not allow the builder or architect to do the snagging, as they will be biased and it is tempting for them to omit issues, even if they see them, as they want to be paid and move on to the next job.

How can we plan to avoid snagging issues at the end of the build?

Think about the snagging at the beginning of the process

Although this is the final step in the construction process, it should be included in the construction contract right at the beginning. Before signing this contract, you ensure that there is clause which specifies how the snagging process will work. Ideally, this contract should include a detailed and methodical process for the snagging and sign-off of the project. Only by having this clearly agreed between the parties from the outset will your interests be protected and problems avoided at the end of the process.

Control the works throughout to identify problems before contractors leave the site

Having an independent Project Manager visiting the site and inspecting the works on a regular basis, avoids many of the problems caused by a lengthy snagging list at the end of the project.

We will visit and check that the sub-contractors have done their part of the job correctly and that there are no issues at every stage of the project. By keeping on top of the potential issues and bringing them up with the sub-contractor or contractor before the workman leaves the site, you can much more easily resolve the problems.

Once they leave the site and move on to another job, or other elements of the build are completed which hide the problems underneath, it is a lot more difficult to both discover and resolve the problems. Trying to get someone back to repair something they did and were paid for a long time before is tricky and best avoided if possible by thorough project supervision and monitoring.

Make sure the items identified in the snagging report are resolved and properly signed off.

Snagging requires a thorough review by an expert to search out any annoying and hidden defects and compile a report. It will include a detailed list of items to be fixed and this should be delivered to the technical direction team for sign off.

The builder, must be instructed to perform all the snagging works listed in the report within a short period of time. How long it will take must be agreed between the builder and the client and it must be made clear to them that the repairs or changes must be checked and signed off by the TDT. Without this signoff, the works will not be considered “received” and the constructor could be subject to penalties.

Once the agreed list is completed and the architect and technical architect “sign off” on the completed works, the project will be considered “provisionally received”. This starts the clock on the 5% quality retention.

Don’t confuse the snagging process and the 5% quality retention

It’s a legal requirement in Spain that a 5% quality retention is made from all of the monthly payments to the main contractor. These retained funds are to cater for “hidden construction defects” within the 10-year guarantee period. This protects owners from structural issues, electrical faults or water damage which often don’t become apparent for a significant period of time and ensures there’s money put aside to fix these issues.

However, this is not designed to cover minor snagging items which are easy to see at the completion of the project. These should be identified and resolved before handover and before the final payment is made.

Try not to rush and move in before the snagging process has been completed

Owners are always keen to get in and start enjoying their new property as soon as possible and they can think that they will do the snagging once they are in. However, this opens you up to issues and questions.

Snagging should be the very last process that is done before moving in and taking possession of the property from the contractor. It is a vital part of the sign-off process, and should be done before the final payment is made. Once you’ve paid the contractor and moved in, you lose the power and only have the legally required 5% retention to guarantee any defects are rectified.

Once you’re in, there can also be claims made that you as the owner have caused the damage when you moved in, rather than it being left that way by the construction team. This is difficult to prove once you’ve moved in your furniture and are living in the property, so don’t leave yourself open to potential problems, get the snagging done before you move in. Those few extra days will be well worth the wait!

Please contact us with any questions you may have about building a luxury villa in Spain. Our experienced team are here to help you make sure that your project goes smoothly and is delivered on budget and on time.