Snagging vs Defects — How to Avoid Confusion in Residential Projects

Design and Build firm - 2VP

Snagging vs Defects — How to Avoid Confusion in Residential Projects

When completing a new home refurbishment or extension, the last stage is often the most misunderstood. Clients, architects, and contractors use the words “snagging” and “defects” interchangeably — but in construction law, these terms mean very different things.

Understanding this distinction under RIBA and JCT contracts can prevent disputes, speed up payments, and maintain trust between all parties.

1️⃣ What Is Snagging?

“Snagging” refers to minor cosmetic or finishing issues identified during the final inspection before or at Practical Completion (PC).

Typical examples include:

• Small paint imperfections

• Missing sealant

• Light switches not aligned

• Uneven silicone or a door needing adjustment

Under RIBA Domestic Building Contract Clause 9.10.1 and JCT Minor Works Clause 2.30, these issues do not prevent Practical Completion.
They are recorded in a snagging list, which the contractor agrees to rectify within a short period after handover.

2️⃣ What Are Defects?

A defect is something more serious — it’s a failure in workmanship, materials, or design that prevents the building element from performing its intended function.

Examples include:

• Roof leaks due to incorrect flashing installation

• Structural movement from improper lintel support

• Electrical short-circuits from faulty connections

• Plumbing leaks or failure of installed systems

Defects typically appear after Practical Completion and during the Defects Liability (Rectification) Period, which usually lasts six months under RIBA and JCT contracts.

3️⃣ Why the Confusion Happens

Clients often believe any mark or imperfection seen after moving in must be a defect.
However, contract law distinguishes wear and tear (normal use after occupation) from genuine defects.

For example:

• A scratch caused while moving furniture is not a defect.

• A door misaligned due to thermal expansion may be classed as normal settlement, not a defect.

• A roof leak caused by damaged tiles during later maintenance is outside contractor liability.

4️⃣ Legal References (RIBA & JCT)

• RIBA Domestic Building Contract Clause 9.10 – Practical Completion
  Defines the stage when works are complete “except for minor defects not materially affecting use.”

• RIBA Clause 9.11 – Rectification Period
  Contractor must make good any defects, shrinkages, or faults appearing within the period.

• JCT Clause 2.30 – Practical Completion
  States completion occurs “when the works are complete for all practical purposes, notwithstanding minor defects.”

• JCT Clause 2.35 – Defects Liability
  Contractor must make good defects during the rectification period upon instruction of the Contract Administrator.

5️⃣ How to Manage Snagging and Defects

✅ At Practical Completion:

• Conduct a joint walkthrough with the architect or contract administrator.

• Record every visible issue in a dated snagging list.

• Agree on timescale for rectification (usually 1–2 weeks).

✅ During the Defects Period:

• Report any new issues in writing (email is valid).

• Allow the contractor reasonable access to inspect and repair.

• Avoid independent repairs without notice — this may void warranty rights.

6️⃣ Avoiding Disputes

Most disputes arise from poor record keeping or lack of clear communication.
To protect all sides:

• Keep written records of every inspection and correction.

• Use photographs with time stamps.

• Refer to the Defects Liability Period end date — after this, any new issue becomes maintenance, not a defect.

7️⃣ In Practice

At 2V Projects Ltd, our goal is to help clients and architects achieve a fair and smooth completion.
We follow the JCT/RIBA process precisely:

• Practical Completion = project fit for occupation.

• Defects Period = contractor responsibility for workmanship issues.

• Beyond = client maintenance.

Understanding these principles ensures every project ends on good terms, with transparency and professionalism at its core.

Conclusion

Snagging and defects are two sides of the same completion process — one about finishing, the other about performance.
Handled properly, they protect both the client’s right to quality and the contractor’s right to payment.
Clear understanding avoids unnecessary tension and keeps projects within their contractual framework.