Your new home is almost ready. The walls are painted, the floors are laid, and the excitement of moving in feels tangible. But between the final coat of paint and the day you collect the keys, there is one step that protects you more than any other: the snag list walkthrough.
Your new home is almost ready. The walls are painted, the floors are laid, and the excitement of moving in feels tangible. But between the final coat of paint and the day you collect the keys, there is one step that protects you more than any other: the snag list walkthrough. Getting this right means the difference between a smooth first year in your home and a frustrating string of small problems that should have been caught before you moved in.
This guide walks you through exactly what a snag list is, when it happens, what to check in every room, and what your rights are under South African law. Whether you are buying a plot and plan home or any other new build, this is the walkthrough checklist you need.
A snag list is a dated, written record of every minor defect, unfinished item, or cosmetic imperfection found during a walkthrough of your new home. Think of it as a punch list that formally documents what still needs attention before (or shortly after) you take occupation.
Why does a simple list carry so much weight? Because it triggers a legal clock. Under the Housing Consumers Protection Measures Act 95 of 1998 (HCPMA), your builder carries a direct 3-month obligation to remedy minor workmanship issues from the date of first occupation. Without a documented snag list, proving what was wrong at handover becomes your word against theirs.
"We see buyers walk through their new home in ten minutes, thrilled about the kitchen island, and miss a cracked tile behind the bathroom door. Three months later, the builder's obligation window has closed. The snag list is your protection, and thoroughness is what makes it work." — Project Manager, residential development
A common misconception is that this 3-month period falls under the NHBRC warranty fund. It does not. The 3-month workmanship window is a direct obligation on the builder. The NHBRC warranty fund is a separate safety net: it covers roof leaks for 12 months and structural defects for 5 years. The NHBRC steps in to assist enforcement if a builder fails to honour their obligations, but the initial responsibility sits squarely with the builder.
Not everything you find during a walkthrough carries the same weight.
A snag is a minor or cosmetic issue: a paint drip on a skirting board, a cupboard door that does not close flush, a scratched window pane. These are things that do not affect the structural integrity or habitability of the home but should still be rectified.
A defect is more serious. It refers to a material or structural problem: a crack running through a load-bearing wall, water ingress through the roof, a foundation that has shifted. Defects fall under the longer NHBRC warranty tiers and can involve significantly more complex remediation.
The practical distinction matters. Snags are typically resolved within the 3-month builder obligation period. Defects, particularly structural ones, are covered for up to 5 years. Knowing the difference helps you categorise items on your snag list correctly and ensures nothing serious gets dismissed as "just cosmetic."
Bottom line: Snags are what your builder must fix in the first 3 months. Defects are what the NHBRC warranty fund covers for up to 5 years.
The snag list walkthrough takes place at practical completion, not final completion. Practical completion means the home is substantially finished and habitable, even if a few items remain outstanding. It is the point at which the developer invites you to inspect the property.
This typically occurs 1 to 2 weeks before transfer of ownership. The timing matters because it gives the developer a window to address items on the snag list before you take occupation, and it gives you documented proof of the home's condition at handover.
Who should attend? At minimum: you (the buyer) and the developer's project manager or site foreman. If you have appointed an independent inspector or your conveyancing attorney, they are welcome too, though not legally required for the walkthrough itself.
One point worth noting: practical completion and final completion are not the same thing. Final completion happens after all snag items have been resolved and both parties sign off. Some buyers confuse the two and assume practical completion means everything should be perfect. It rarely is, and that is precisely why the snag list process exists.
Walking into a new home without a plan is how items get missed. Block 2 to 3 hours for the walkthrough. Rushing through in 45 minutes is the single biggest mistake buyers make.
What to bring:
The two-visit approach. If you can, walk the home twice: once during the day and once in the evening. Daylight reveals paint imperfections, uneven plastering, and exterior finishes that artificial light hides. Evening light exposes electrical issues, poorly fitted window seals that let in draughts, and whether all exterior security lighting works.
Bring your specification schedule and check every material, fitting, and finish against what was agreed. A different tap brand or a lower-grade tile might not be a "snag" in the traditional sense, but it is a contractual deviation that you are entitled to flag.
This is the section to bookmark. Work through the home systematically, room by room, and do not skip areas because they "look fine" from the doorway. Walk in. Touch surfaces. Open every door and drawer. Run every tap.
Start outside. Look up at the roof tiles or sheeting: are any cracked, displaced, or missing? Check that gutters and downpipes are securely fastened and that joints are sealed. Water should not pool at the base of downpipes, so look for splash blocks or proper drainage.
Inspect the fascia boards for paint coverage and alignment. Run your eyes along the render and brickwork for cracks, particularly around window and door frames where settlement cracks commonly appear. Check the driveway and paving for level surfaces and proper drainage fall (water should flow away from the house, not towards it).
Test every external tap by running it for 30 seconds. Check the geyser overflow pipe on the exterior wall: it should be visible and unobstructed. Inspect boundary walls for plumb and paint finish.
Every window and door in the home needs individual testing. Open and close each one. It should move smoothly without sticking, scraping, or requiring force. Check that locks engage and disengage cleanly and that you have been given all keys.
Inspect frames for square: a window that is visibly out of square will not seal properly and may let in water over time. Hinges should be silent. A squeaking hinge is not a catastrophe, but it signals hasty installation. Check that rubber seals are intact around all windows, particularly in coastal areas where wind-driven rain is a factor.
Run every tap, both hot and cold. Let the water run for 20 seconds and check under the sink for leaks. Fill the sink and let it drain: it should empty completely without gurgling or slow drainage.
Test every appliance point with a device you have brought (your phone charger works). Open every cupboard and drawer: doors should align with each other, soft-close mechanisms should engage, and drawers should glide without catching. Run your hand across countertops to feel for chips, rough edges, or uneven joins. Place your spirit level on the counter surface.
Shower: test water pressure and temperature. It should reach comfortable heat within 30 seconds. Check the shower screen or door for proper sealing. Toilet: flush and watch the refill. Listen for any running water after the cistern has filled, which indicates a faulty valve. Check the base of the toilet for any signs of water.
Bath: if fitted, plug it and fill it halfway. Leave it for five minutes and check for any drop in water level. Then drain it and ensure water flows away completely. Inspect all silicone seals around the bath, shower, basin, and where tiles meet surfaces. Check the extractor fan by switching it on and holding a piece of tissue near it to confirm airflow.
Bring your phone charger and test every plug point in every room. Flip every light switch, including two-way switches at both locations. Examine walls, cornices, and ceilings for hairline cracks, nail pops, or uneven paint. Stand at the doorway and sight along the wall at an angle: imperfections in plastering show up under raking light.
Check that skirting boards are flush against both the wall and the floor. Walk the flooring slowly, feeling for any unevenness, hollow spots (in tiled floors), or squeaky boards (in timber or laminate).
Open the distribution board (DB board). Every circuit should be clearly labelled: lights, plugs, geyser, stove, and any dedicated circuits. Ask to see the Certificate of Compliance (CoC) for electrical work. This is a legal requirement in South Africa, and your conveyancing attorney will need it for transfer.
Test the earth leakage by pressing the test button on the unit. It should trip immediately. If it does not, flag this as a priority item. Reset it and confirm all circuits come back on.
Bottom line: No CoC, no transfer. Ensure the electrical Certificate of Compliance is in hand before you sign off on the snag list.
Check that hot water reaches every tap in the house within 30 seconds. If the geyser is in the ceiling, ask the project manager to show you that it has proper insulation, a drip tray, and a functioning safety valve (also called a pressure relief valve). A geyser without a drip tray in the ceiling is a risk you want addressed before you move in.
Inspect visible plumbing under sinks, behind toilets, and at the geyser for any signs of dripping or moisture. Check water pressure at the furthest tap from the mains supply point. Low pressure at distant taps can indicate undersized piping.
Walk the perimeter of the house. Drainage should slope away from the building on all sides. Pooling water against foundation walls is a serious concern that should be raised as a potential defect, not merely a snag.
If irrigation was included in the specification, test every zone. Check that fencing is secure and gates latch properly. Inspect any retaining walls for signs of movement or inadequate drainage holes (weep holes).
Finding snags is only half the job. Documenting them correctly is what gives your list legal weight.
Photograph every item. Use your phone's camera with location services enabled so that photos carry geotags and timestamps. Take a wide shot showing the room and a close-up showing the specific issue. A photo of a cracked tile means nothing without context. A photo showing it is in the en-suite bathroom, third tile from the left of the shower, is far more useful.
Create a numbered written list. Each item should include: the room, the location within the room, a description of the issue, and a reference to the photo number. For example: "Item 12: Main bedroom, east wall, 400mm from skirting. Hairline crack in plaster, approximately 200mm long. See photo 12a and 12b."
Both parties should sign and date the snag list at the walkthrough. Keep your signed copy and email a duplicate to the developer immediately after the walkthrough. The email creates a timestamped record that cannot be disputed later.
"The buyers who have the smoothest handover experience are the ones who arrive organised. A numbered list with photos takes an extra 30 minutes at the walkthrough but saves weeks of back-and-forth afterwards." — Site Foreman
Market practice for minor snags is 14 to 30 days, depending on the volume and nature of the items. A paint touch-up takes a day. Replacing a cracked countertop might take two weeks if the material needs to be re-ordered.
The statutory framework provides additional anchors. The builder's 3-month obligation under the HCPMA runs from the date of first occupation. If a builder fails to respond to a legitimate snag within this period, the NHBRC's complaint protocol requires the builder to respond within 21 working days of a formal complaint being lodged.
For building-loan owners (where a bank funded the construction), the bank typically retains approximately 5% of the loan value, which is released only once the snag list has been signed off. This gives the buyer meaningful leverage.
For plot-and-plan buyers (the model we use at Villa-Nova), the buyer's bond is a straight mortgage rather than a building loan. There is no bank-held retention on the buyer's side. Instead, retention sits with the developer's bank. Your protection in this model comes from two sources: a thorough snag list with proper documentation, and the NHBRC enforcement process.
Most reputable developers address snags willingly. Fixing cosmetic items is standard practice and is far less costly than a formal dispute. But if you find yourself in a situation where the developer is unresponsive, here is the escalation path.
Step 1: Written notice. Send a formal letter (email is acceptable) listing the outstanding items, referencing the signed snag list and your dated photographs. Give a reasonable deadline of 14 days.
Step 2: NHBRC complaint. If the builder does not respond, lodge a complaint with the National Home Builders Registration Council. The NHBRC will issue the builder a notice to inspect and respond within 21 working days. The NHBRC has the authority to instruct rectification and, if necessary, to use the warranty fund to appoint alternative contractors.
Step 3: Legal recourse. If both the above fail, consult a property attorney. The HCPMA provides for dispute resolution, and the courts have consistently upheld buyers' rights under the Act. However, reaching this stage is uncommon with registered developers.
One myth worth addressing directly: you generally cannot refuse to transfer ownership over minor snags. Transfer is a contractual obligation, and withholding it because of cosmetic items can put you in breach of your own agreement. The snag list and the NHBRC process are your remedies, not a refusal to transfer. If there are major defects that render the home uninhabitable, that is a different conversation that warrants immediate legal advice.
We have refined our handover process over nearly 30 years of building homes across the Western Cape. Our approach is designed to make the snag walkthrough straightforward rather than stressful.
Every Villa-Nova buyer walks through their new home with their dedicated project manager using our standard snag list template. This template covers every category outlined in this guide, room by room, so nothing gets missed. We photograph and document items together during the walkthrough, and both parties sign off on the list before leaving the site.
After handover, our team remains available throughout the 3-month builder obligation period. If something surfaces after you have moved in (a tap washer that fails in week three, a cupboard hinge that loosens), you contact your project manager directly and we schedule the repair.
Our commitment to quality means most of our homes have short snag lists at practical completion. But we would rather you find 20 items and we fix them properly than you find 2 and live with 18 you did not notice. Thoroughness benefits everyone.
If you are considering a new build and want to understand how our home packages work from the first design meeting through to handover, we would love to walk you through the journey. Knowing what to look for in a property developer before you sign anything is just as important as knowing what to look for in the finished home.
What is a snag list in South Africa?
A snag list is a dated, written record of minor defects, unfinished items, or cosmetic imperfections identified during a walkthrough of a new-build home. It is typically compiled at practical completion and signed by both the buyer and the developer. It formally documents what the builder is obligated to fix.
When is a snag list completed in the build process?
The snag list walkthrough happens at practical completion, typically 1 to 2 weeks before transfer of ownership. The home must be substantially complete and habitable for the walkthrough to take place.
How long does the developer have to fix snags?
Market practice is 14 to 30 days for minor items. The statutory 3-month builder obligation period runs from first occupation, and the NHBRC complaint protocol requires a builder response within 21 working days of a formal complaint.
What does the 3-month period cover?
The 3-month period is the builder's direct obligation to fix minor workmanship issues under the HCPMA. This is separate from the NHBRC warranty fund, which covers roof leaks for 12 months and structural defects for 5 years.
Can I refuse to transfer if the house has snags?
Generally, no. Minor cosmetic snags do not entitle you to withhold transfer, as doing so could place you in breach of your purchase agreement. Your remedies are the snag list, the 3-month builder obligation, and the NHBRC complaint process. If major defects render the home uninhabitable, seek legal advice immediately.
Do I need an independent inspector for the walkthrough?
It is not legally required, but it can be valuable, particularly if you are not confident assessing building quality yourself. An independent inspector typically charges between R2,500 and R5,000 depending on the size of the home. For a first-time buyer, the investment often pays for itself in items you might have missed.
What is a Certificate of Compliance (CoC)?
A Certificate of Compliance is a legal document issued by a registered electrician confirming that the electrical installation in the home meets South African safety standards. It is required for the transfer of any property and must be current at the date of transfer.
