Your new home is almost ready and the developer has confirmed that its own team has already inspected or snagged the property.
That sounds reassuring. But does it mean you do not need to arrange an independent pre-completion inspection? The short answer is NO.
The developer’s inspection is an important part of preparing the home for handover, but it is not independent and it is not undertaken specifically on your behalf.
What does the developer’s inspection involve?
Before handing over a new home, the developer will normally carry out its own quality checks. These may be completed by the site manager, customer care team or another member of the developer’s staff. The purpose is to identify incomplete work and obvious defects before the property is handed over.
A conscientious site team will want to deliver the home in good condition. However, people who have worked on or regularly visited the property can become familiar with it. They may also be concentrating on whether it is ready for completion while working within construction and handover deadlines. This means defects can still be overlooked.
What is different about an independent inspection?
An independent inspector works for you rather than the developer. The property is approached with fresh eyes and assessed against the prescribed requirements, relevant standards and acceptable tolerances.
An independent inspection also gives you:
a professional assessment of the property before you move in;
objective measurements where the checklist requires them;
photographs showing the condition of the home before occupation;
a clear record of damaged, unfinished or non-compliant items; and
evidence that can be referred to if an issue is disputed later.
This can be particularly valuable for damage to glazing, sanitaryware, worktops, flooring and decorative finishes. Once furniture and removals have entered the home, it can become more difficult to establish when damage occurred.
What does the New Homes Quality Code say?
If your purchase is covered by the New Homes Quality Code, your developer must give you the opportunity to inspect the property yourself or appoint a suitably qualified inspector to complete the inspection on your behalf.
The inspection must use the official NHQB Pre-Completion Inspection Checklist. The NHQB also warns that someone who is not qualified to survey residential property may overlook or misinterpret requirements and standards that the developer is expected to meet.
Your developer may arrange the appointment, accompany the inspector and require reasonable health and safety precautions. However, the fact that its own team has already snagged the property does not remove your opportunity to arrange an independent inspection.
You can read the official requirements in Part 2 of the New Homes Quality Code.
Will an independent inspection find everything?
No inspection can guarantee that every problem will be found. An NHQB Pre-Completion Inspection is non-invasive and must follow the prescribed checklist. Some issues may only become apparent after the heating, plumbing, drainage and other services have been used over time. Movement and drying related issues can also develop after occupation.
The inspection does, however, provide an independent record of the visible condition and standard of the home before legal completion.
What happens when problems are identified?
The completed checklist and photographic schedule can be submitted to the developer. Where an item does not meet the applicable standards, it should ideally be corrected before legal completion. If that is not possible, the developer should explain when the work will be completed. Not every minor mark or imperfection will fall outside the relevant standards.
A professional inspection helps distinguish between acceptable tolerances and matters that genuinely require attention.
Is an independent inspection worth arranging?
Buying a new home is likely to be one of the largest financial commitments you will make. The developer’s inspection provides one level of quality control. Your independent inspection provides another, carried out specifically in your interests.
For a fixed fee of £395, a Block & Beam NHQB Pre-Completion Inspection includes:
completion of the prescribed NHQB checklist;
a photographic schedule of the defects identified;
clear explanatory comments;
your completed report within 24 hours;
a telephone call after the inspection; and
support with questions arising from the report.
There is no payment upfront. The fee becomes payable once the inspection has been completed.
Learn more about our NHQB Pre-Completion Inspections
