One of the main problems with buying off plan is obtaining the
final finish unit to the standard promised by the promoters in their
sales brochures. When the developer informs you that your property is
complete and ready for inspection your first sight of the property can
be an eye opening experience. In many instances not only is the
apartment dirty but is barely in a condition which is appropriate for
snagging, more often than not without electricity and water supplies.
The developers aim
at this point is to complete the sale and if all of the documentation
is in place will probably already have a served a notice to complete
within a period specified as set out in the contract documentation.
Completion should be resisted until you or your advisor is satisfied
with the condition of the property; there is no incentive for a
developer to undertake works after the sale has been completed. Your
lawyer should be able to advise on the correct course of action to take
in order to delay completion without incurring penalties, if they are
reluctant to be involved I would suggest that you change advisors.
The purpose of the snag is to highlight defective and incomplete works
including defective and damaged finishes, damaged units and appliances,
inconsistencies from the agreed specification etc. Begin the snag armed
with the specification and plans (if available), the first thing to do
is to double check that they are showing you the correct property, many
apartments are identical and more often than not there are no numbers
on doors. Check that the layout of the unit is as per the specification
i.e. number of bedrooms, bathrooms, general layout etc. Also check that
you have been provided with the correct ranges of sanitary wear,
kitchen units and appliances etc. At this point you will have look all
over the property if the property is significantly incomplete, proceed
no further. Ask the developer to bring it to a standard where an
effective snag can be carried out.
I usually begin the detailed snag of the interior at the front door to
the apartment and run through the apartment on a room-by-room basis
referring to the rooms as marked in the specification. In the absence
of a point of reference make it clear which rooms you are referring to,
I usually take a compass and refer to rooms on the basis of
orientation, the difficult rooms to reference are usually the bedrooms.
Look at each aspect of a room in a logical sequence I often start with
floors, walls and ceiling finishes and move on to joinery, electrics
etc. Look in detail at everything, open and test all doors, look at
cupboards, wardrobes, kitchen appliances and units etc, make notes of
any defect noted. Try to use technical descriptions where possible and
be clear on the locations of defects within rooms. If there are faults
repeated throughout the property add a general comment section to the
report, i.e. if painted wall finishes are uneven and rough throughout
add this to the general comments. A camera can be a useful tool,
photographs can be a good point of reference when you come to write up
the report.
Where units have no service supplies, make clear reference that
these services and associated appliances were not tested. Note that
there is usually a 1-year defects warranty to cover these items, the
10-year warranty relates to the structure.
After completing the internal snag look at the exterior, armed with a
good set on binoculars. Again be clear as to what section of the
property you are snagging, view on an elevation-by-elevation basis and
do not forget the roof and garage areas. Check that all amenities on
the site have been provided i.e. parking spaces, pools, tennis courts
etc. Very often particularly on urbanisations external areas will not
have been fully completed at the time of your snag.
After completion of your hand written (or dictated snag) have
it typed up. In some instances the developers representative will
attend the snag with you and take notes, I do not recommend that you
rely on these notes, make your own list. Developers often request that
you sign their copy, I would not advise that you do so at this stage.
Forward a copy of your report to the developer and to your lawyer.
Following submission of the report contact the developer and obtain
time scales for completion of the defects noted on your snag list. Be
aware that very often the end result is a compromise, it is difficult
to work back and obtain perfect finishes, as the saying goes ‘it is
difficult to make a silk purse from a sows ear’ try to categorise the
list as to items essential and those upon which you can compromise.
Do not be daunted by the fact that you have produced a long
list of defects, or to the developer’s initial comments on sight of the
report. I recently snagged a very expensive apartment in Puerto Banus,
when I produced the list the developer commented ‘what were expecting
an apartment to the standard of a new Ferrari’, my reply was ‘yes’.
For further advice contact:
Paul S Gibson Bsc MRICS
Gibsons Chartered Surveyors
0034 635553957
info@gibsons-spain.com