Snagging Disputes: What Counts as 'Finished' and Who Decides?

The builder says the job is finished. The homeowner looks at the snagging list and disagrees. The builder thinks the homeowner is being unreasonable. The homeowner thinks the builder is cutting corners. Both are frustrated, and neither knows exactly where they stand.

Snagging disputes are one of the most common problems at the end of domestic building work — renovations, extensions, bathroom refits, kitchen installations. Unlike new-build snagging (which has its own industry of professional inspectors), renovation snagging is usually handled between the homeowner and the builder with no formal process. That is where it goes wrong.

What is snagging on a renovation?

Snagging is the process of identifying defects, incomplete items, and quality issues after the builder considers the work finished. On a renovation or extension, typical snagging items include:

• Uneven or poorly finished paintwork
• Gaps in sealant around baths, showers, or worktops
• Doors that do not close properly
• Tiles with uneven spacing or lippage
• Scratched or damaged surfaces
• Incomplete or poorly finished making good around new openings
• Minor plumbing issues — slow drains, dripping taps
• Electrical issues — switches not aligned, lights flickering

Some of these are genuine defects — work that does not meet the standard of a reasonably competent tradesperson. Others are cosmetic preferences. The distinction matters because a builder is obliged to fix defects but not to accommodate personal taste.

When "finished" is not defined

Most snagging disputes happen because neither side agreed upfront what "finished" means. The builder thinks practical completion — the work is usable and functional — is the finish line. The homeowner expects everything to be perfect, with no marks, no gaps, and nothing left to do.

Both positions are partly right. Under the Consumer Rights Act 2015, work must be carried out with "reasonable care and skill." That means the standard of a competent tradesperson — not perfection, but not shoddy either. If a qualified builder would look at the work and say "that is not right," it is a defect. If the work meets a professional standard but the homeowner simply prefers it done differently, that is not a defect.

Snagging disputes happen when "finished" is not defined upfront. A defects clause in the contract sets the process before the job starts — so both sides know what to expect at the end.

How a defects clause works

A defects clause (sometimes called a snagging clause or remediation clause) is a section of the contract that sets out:

1. The notification period. After the builder declares practical completion, the homeowner has a defined period (typically 14-28 days) to inspect the work and submit a snagging list.
2. The remediation period. The builder has a defined period (typically 14 days) to return and fix the items on the list.
3. What counts as a defect. Work that does not meet the agreed specification or the standard of a reasonably competent tradesperson.
4. What happens if defects are not fixed. Typically, the homeowner can hire someone else to fix them and deduct the cost from the retention or final payment.

This removes ambiguity. The builder knows they will get a snagging list — it is expected, not an insult. The homeowner knows there is a structured process for getting things fixed. Neither side has to guess.

For more detail on withholding payment for defects, see our guide on withholding payment for poor workmanship.

Retention: why it matters for snagging

Retention is a small percentage of the contract value — typically 5-10% — that the homeowner holds back until defects are resolved. It is standard practice in commercial construction and increasingly used in domestic work.

From the homeowner's perspective, retention is practical leverage. Once you have paid the full amount, your only option for getting defects fixed is to ask nicely or threaten legal action. Neither is efficient. Retention gives the builder a financial reason to come back and finish properly.

From the builder's perspective, retention is fair if the process is clear. A defined defects period, a structured snagging list, and a release date for the retention means the builder knows exactly what they need to do to get paid in full. What builders object to — reasonably — is indefinite retention with no clear criteria for release. That is not retention; that is a hostage situation.

A good retention clause specifies: the percentage held, the period it covers (typically 30-90 days after completion), the process for releasing it, and what happens if defects are reported during the retention period. For more detail, see our guide on retention money in building.

The six-year rule

Under the Limitation Act 1980, you can bring a claim for breach of contract for up to six years from the date the breach occurred. For building work, this means six years from the date the work was completed (or should have been completed).

This does not mean the builder is responsible for everything that goes wrong in the next six years. Normal wear and tear, damage caused by the homeowner, and issues unrelated to the original work are not the builder's responsibility. What it does mean is that if a defect was present at completion — even if it did not become apparent until later — you have up to six years to bring a claim.

For example, if a flat roof was not installed correctly and starts leaking eighteen months later, the builder is liable. The defect was in the workmanship at the time of installation, even though the symptom appeared later.

How to create a snagging list

Whether you are the homeowner or the builder, a structured snagging process helps both sides.

For homeowners

1. Wait until the builder says the work is complete. Do not snag while work is still in progress — the builder may be planning to address those items as part of their finishing process.
2. Go room by room. Take your time. Look at the work in different lighting — daylight and artificial. Check every surface, every joint, every fitting.
3. Be specific. "The kitchen is not right" is not useful. "Gap in sealant between worktop and wall behind the hob, approximately 3mm" is something the builder can act on.
4. Take photos. Document each item with a photo and a description. Number them. This becomes your snagging list.
5. Submit the list in writing. Email it to the builder. Keep a copy. Do not rely on a verbal walk-around — items get forgotten or disputed.

For tradespeople

1. Do your own snag before declaring completion. Walk the job as if you were the homeowner. Fix the obvious things before the customer sees them. A shorter snagging list from the customer is better for everyone.
2. Respond to the list professionally. Acknowledge each item. Agree to fix genuine defects. If an item is not a defect (personal preference, normal tolerance), explain why clearly and respectfully.
3. Fix defects promptly. The longer snagging drags on, the more frustrated the homeowner becomes and the more likely the dispute escalates.
4. Get sign-off. Once defects are resolved, ask the homeowner to confirm in writing that the snagging list is complete. This triggers release of any retention.

A smooth snagging process typically takes one to two weeks. The homeowner submits the list, the builder returns to fix the items, and both sides sign off. It only drags on when one side is unresponsive or the items are disputed.

When snagging becomes a dispute

Most snagging issues are resolved quickly. The builder comes back, fixes the items, and the job is done. But sometimes it escalates:

• The builder refuses to return
• The homeowner keeps adding to the list
• There is a disagreement about whether something is a defect
• The builder says the issue was caused by the homeowner, not the work

If you cannot resolve it between yourselves, the contract should specify the next step — usually mediation. Mediation is cheaper and faster than court, and resolves most domestic building disputes. If there is no mediation clause, the homeowner can contact Citizens Advice, the relevant trade body, or consider small claims court for disputes under £10,000.

The underlying point: having a written contract with a defects clause reduces the chance of snagging becoming a full dispute. It sets the rules before the job starts, so both sides know what to expect at the end.

The bottom line

Snagging is a normal part of building work. It only becomes a problem when "finished" was never defined. A defects clause, a retention percentage, and a structured process turn snagging from a confrontation into a checklist.

For homeowners: If your builder's contract does not have a defects clause, that is a red flag. Contracts created with TradeContract include this automatically. Learn more.

For tradespeople: A clear defects and retention clause protects you from unreasonable holdbacks. Set it up in TradeContract before the job starts. Try it free.