Snagging Lists: What to Check Before Final Payment

Once you've paid in full, leverage disappears. Snagging is the structured inspection that catches defects while you still have power to enforce remedies.

What is snagging?

A snagging inspection is a thorough room-by-room and external check of completed work, identifying defects, omissions, and substandard finishes. Performed at Practical Completion, before final payment is released.

Who does it

• You — free, but you'll miss things
• The architect or contract administrator — included in their fee, focused on contractual obligations
• Independent snagger — R7,000–R18,000 for a flat or small house, more for larger
• Structural engineer for structural concerns specifically

What to look for: the 50-point checklist

External

• Brickwork pointing — even joints, no gaps
• Cladding alignment
• Window and door operation, seals, weatherboard
• Roof tile alignment and ridge
• Guttering and downpipes — flow test with a bucket of water
• Render — no hairline cracks, even thickness
• External drainage — covers level, gulley grilles secure
• Patio and paving falls (water away from house)

Internal — every room

• Plasterboard joints — invisible, no bumps
• Paint coverage and consistency
• Skirting and architrave — tight mitres, no gaps
• Floor levels — no slope, no springiness
• Doors — close cleanly, latch engages, no rubbing
• Sockets and switches — level, secure, all live
• Ceiling — no nail pops, no cracks

Kitchen

• Cabinets aligned, doors all closing flush
• Worktop joints sealed
• Appliance integration (gaps, levels)
• Tap and sink — no leaks, hot/cold correct

Bathrooms

• Sealant continuous and even
• Tile alignment and grout
• Falls to drains — pour water, watch flow
• Mixer temperatures correct
• Extract fan running

Structural and services

• Cracks of any size — photograph, date them, monitor
• Loft access and insulation depth
• Boiler — manuals, registration, commissioning certificate
• Smoke and CO alarm function tests
• Electrical certificate (EICR)
• Gas Safe certificate
• SANS / NBR Completion Certificate

Retention

Many contracts allow you to retain 5% of final payment ("retention") for 6–12 months as protection against defects appearing during the Defects Liability Period. Use it.

Documenting

Photograph every defect. Date the photos. List in a written snag list. Issue to the contractor in writing with a reasonable deadline for rectification.

MCFAR can attend snagging inspections to assess structural elements specifically.

Frequently Asked Questions