You’ve waited two years, the builder has called you for possession, and the flat looks spotless. Fresh paint, gleaming tiles, keys in hand. It’s tempting to sign the possession letter on the spot.
Don’t, at least not until you’ve done a proper snagging inspection.
Because “looks finished” and “is actually built right” are two very different things. In our experience inspecting new apartments across Bengaluru, a single flat handed over as “ready” routinely throws up 100 or more defects, hairline cracks, hollow tiles, seepage-prone joints, loose sockets, doors that don’t shut square. Most are invisible on a quick walkthrough. All of them are far easier to get fixed before you sign than after.
This guide explains what snagging is, what a snag list looks like, and how to do it properly.
What does snagging mean?
A snag is any defect, flaw, or unfinished bit of work in a newly built property. Snagging is the process of systematically hunting down those snags and listing them so the builder can fix them.
The term comes from the UK and the Gulf, so it’s still a little unfamiliar in India, you may hear it called a pre-possession inspection, a defect inspection, or simply “checking the flat before handover.” Whatever you call it, the idea is the same: you go through the property room by room, document every issue, and hand the builder a formal snag list to rectify.
The critical point is timing. A snagging inspection happens before you take possession, while you still have leverage.
Why snagging matters: it’s about leverage, not fault-finding
Once you sign the possession letter and accept the keys, the balance of power shifts sharply towards the builder. Getting defects fixed after move-in becomes a slow chase of emails, follow-ups and “we’ll send someone next week.”
Snagging flips that. By handing over a documented list before possession, you make rectification a condition of handover, and you create a dated, photographed record.
That record matters legally too. Under Section 14(3) of RERA, a builder is obliged to repair structural and workmanship defects reported within five years of possession, free of charge, within 30 days of written notice. A proper snag report, dated and with photos, is exactly the kind of evidence that makes such a claim stick.
And the economics are lopsided in your favour. A professional inspection costs a few thousand rupees, a tiny fraction of a percent of a ₹60–80 lakh flat, while the repairs it uncovers (waterproofing, re-tiling, rewiring) can run into lakhs if you discover them yourself, a year later, out of your own pocket.
What goes on a snag list? Room-by-room
A good snag list is specific. “Bathroom has issues” helps no one; “Master bathroom, water ponding near shower drain, floor slope incorrect” gets fixed. Here’s the sort of thing to look for.
Walls, ceilings and paint
- Hairline or diagonal cracks (diagonal cracks near corners can signal something structural, flag them)
- Uneven or patchy paint, visible plaster undulations
- Damp patches or discolouration, especially on shared and external walls
Floors and tiles
- Hollow tiles, tap each tile with a coin; a hollow “drum” sound means the tile hasn’t bonded and will crack or lift later
- Uneven tiles (lippage), chipped edges, mismatched or badly cut tiles
- Gaps in skirting and grouting
Doors and windows
- Doors that don’t close flush, stick, or scrape the floor
- Gaps in window seals, stiff or misaligned sliding tracks
- Missing stoppers, loose handles, scratched glass
Plumbing
- Check water pressure at every tap; run them together
- Look under sinks and around WCs for leaks
- Confirm floor slopes towards drains (pour a mug of water and watch where it goes)
- Test flush tanks, health faucets and geyser points
Electrical
- Test every switch, socket and light point
- Confirm the DB has proper MCBs and an RCCB, and that earthing is present
- Check AC points, exhaust fan provisions and the video-door-phone
Kitchen and bathrooms
- Waterproofing is the big one, wet areas are where new flats leak first. Look for early signs of seepage at junctions and around drains.
- Counter finish, sink slope, provision points
External and common checks
- Balcony drainage and railing fixing
- Terrace/utility waterproofing where applicable
- Any gap between the flat you were promised and the flat you’re being handed (fittings, fixtures, brand of sanitaryware)
Want a ready-made version to carry on-site? Download our free home inspection checklist, a printable, professionally prepared list covering civil, plumbing and electrical checks.
How to record a snag properly
A snag the builder can’t dispute has four things:
- Location – “Bedroom 2, wall shared with lift shaft”
- The defect – “Damp patch, approx. 1 ft, spreading”
- A photo – timestamped, ideally with something for scale
- A number – so you can track “Snag #23: closed / open”
Compile these into a single sheet, share it with the builder in writing (email, not WhatsApp), and ask for a rectification timeline in return. Re-inspect once they claim it’s done, don’t take “it’s fixed” on trust.
DIY snagging vs a professional snagging inspection
You can absolutely do a first pass yourself, and you should, a careful owner with this checklist will catch the obvious stuff.
But there’s a category of defect a walkthrough simply can’t reach. Seepage behind a freshly painted wall, a slow plumbing leak, an electrical hotspot, missing waterproofing, these are invisible to the eye and only show up months later as a stain, a shock, or a fungal patch. Our engineers use specialised inspection tools, thermal imaging cameras, moisture meters and more, to find these problems without breaking a single tile.
A professional inspection also gives you something a DIY list can’t: an independent, engineer-signed report the builder is far more likely to act on, and that stands up if you ever need to invoke your RERA rights.
Frequently asked questions
What is snagging in a flat?
Snagging is the process of inspecting a newly built flat to find and list every defect, cracks, hollow tiles, leaks, faulty fittings, before you take possession. You give the builder a documented “snag list” so they rectify the issues while they’re still obliged to fix them free of charge.
When should I do a snagging inspection?
Before you sign the possession letter and accept the keys. That’s when you have the most leverage, once you’ve taken possession, getting defects fixed becomes much slower and harder.
How many defects does a new flat usually have?
More than most buyers expect. A single new apartment handed over as “ready” commonly has 100 or more snags, most of them minor but many hidden, seepage-prone joints, hollow tiles, loose electrical points.
Can I do snagging myself, or do I need a professional?
You can and should do a first pass yourself with a checklist. But hidden defects like seepage behind paint, slow plumbing leaks or missing waterproofing can only be caught with thermal imaging and moisture meters, which is where a professional snagging inspection adds value. A signed report is also far harder for a builder to ignore.
Is the builder legally required to fix snags?
Yes. Under Section 14(3) of RERA, builders must repair structural and workmanship defects reported within five years of possession, free of cost, within 30 days of written notice. A dated snag report with photos is exactly the evidence that supports such a claim.
