How to snag a new house in South Africa: a room-by-room guide

When to snag

• At handover, before you sign anything that says you accept the home. Note every defect on the developer's handover form.
• In your first few weeks, as you live in the house. Many snags, like a slow drain, a tripping plug or a sticking window, only show up with daily use.
• Before the three-month deadline. Minor defects must be reported in writing within three months of occupation. See our guide to the NHBRC warranty periods.

What to bring

• A phone charger, to test every plug point
• A torch, for cupboards, the ceiling and under the sink
• Masking tape, to mark snags on walls and floors
• A checklist (download our free one) or the KeyCheck app
• Your phone, for a photo of every snag

Go in daylight. Natural light shows paint patches, stains and fine cracks that you'll miss in the evening.

What to check, room by room

Entrance, passage and lounge

• Front door opens, closes and locks smoothly; the frame is square with no gaps
• Paint is even, with no patches, marks or brush lines
• Skirtings are fixed and neatly finished
• Floor tiles are level, not cracked, and don't sound hollow when tapped
• Windows open, close and latch

Kitchen

• Cupboard doors line up and close; drawers slide smoothly
• Taps don't drip; the sink drains quickly with no leaks underneath (use the torch)
• Sealant around worktops and the sink is neat and complete
• Stove, hob and extractor work; every plug point works

Bathrooms

• Toilets flush and refill properly
• Hot water reaches every hot tap; shower and bath drain quickly
• Silicone around the bath, basin and shower is neat with no gaps
• No cracked or hollow-sounding tiles; grout is complete
• Extractor fan or window works; towel rails and mirror are secure

Bedrooms

• Built-in cupboards open, close and line up
• Doors close and handles work
• Lights and plug points work; paint is even

Electrical and plumbing

• Every light switch and every plug point works
• The DB board is labelled and trip switches reset
• Good water pressure at all taps, including outside taps
• The geyser has no leaks or drips, and there are no damp patches near pipes

Roof, ceilings and outside

• No water stains on ceilings; ceiling boards are level, cornices neatly joined
• No cracks in outside walls or plaster; paint isn't peeling
• Gutters and downpipes are fixed and clear; paving drains away from the house
• Garage door, motor and remotes work; boundary walls and gates are solid

Paperwork to collect

• Electrical Certificate of Compliance (CoC)
• Gas installation certificate, if gas is fitted
• Plumbing and geyser certificates
• NHBRC enrolment certificate for your home
• Occupancy certificate from the municipality
• All keys, remotes and access tags, plus manuals and warranties for appliances, the geyser and any solar or pumps

How to record each snag

For every defect, write down:

1. A number, so you and the developer can refer to it ("snag 7")
2. The room and exact spot ("main bathroom, floor tiles next to the shower")
3. What's wrong in one plain sentence
4. How serious it is: minor, major, or a safety issue like a loose plug point
5. A photo: one close up and one from further back

Sending your snag list to the developer

Send one written, dated report with all the snags and photos, by email, and keep a copy. Ask the developer to confirm receipt and give a date for repairs. When they say it's fixed, inspect again and send a short re-inspection list of anything still outstanding.

If the developer's representative is with you at the handover inspection, ask them to sign the snag list. That proves the defects were pointed out on that date.

KeyCheck handles all of this on your phone: room-by-room checklists, a photo for every snag, a dated PDF report you can email or WhatsApp, on-site signatures and countdowns to every warranty deadline.

Quick answers