Intermediate

Snagging list : how to report defects at handover

12 min read

You have arranged the handover inspection, you have checked every item — and you have found defects. This is perfectly normal: in 90% of building projects, handover takes place with a snagging list. But beware: a poorly worded snag is a useless snag. Too vague, it will be disputed. Without evidence, it will be ignored. This guide shows you how to write watertight snags — precise, located, documented — and how to get them rectified properly.

ANATOMY OF A WELL-WRITTEN SNAG The 5 essential elements for each defect HANDOVER INSPECTION REPORT — SNAG NO. 4 1 REFERENCE NUMBER Snag no. 4 2 PRECISE LOCATION Bedroom 2, north wall (east elevation), at 1.20 m from floor 3 DESCRIPTION OF DEFECT Horizontal crack 45 cm long, approx. 1.5 mm wide, at the joint between block courses 8 and 9 4 CONTRACTUAL REFERENCE Package no. 2 - Masonry (quote no. 2024-087 dated 15/03/2025, contractor: Dupont Masonry Ltd) 5 EVIDENCE ATTACHED Photos no. 12 and no. 13 (with graduated scale), dated 10/04/2026 UNCONTESTABLE SNAG - precise, located, documented The contractor cannot dispute it, an expert can assess it, a court can rule on it COUNTER-EXAMPLE: "Crack in the bedroom" - too vague, disputable, unusable No location, no dimension, no photo, no package = fragile snag

What is a snag and why does it matter

A snag is the written record of a defect noted during the handover inspection, entered into the inspection report. Legally, it is a founding act:

  • No snags recorded = you accept the work as it stands. Visible defects not mentioned are deemed accepted
  • Snags recorded = you accept the work but require correction of the listed defects
  • The snag triggers the builder’s obligation to remedy, under the completion warranty (French law: garantie de parfait achèvement)

The two categories of snags

Type When Example
Snags at handover On the day of the report Visible crack, poor paintwork, stiff window
Supplementary snags Within 8 days of handover (CCMI) or during year 1 (GPA) Defect found after moving in: shower leak, dead socket

Warning — Under a CCMI contract (French individual house construction contract — Contrat de Construction de Maison Individuelle), you have 8 days after handover to submit supplementary snags by recorded delivery letter (article L. 231-8 of the French Construction Code). This deadline is absolute: after 8 days, you can no longer add snags to those in the report. Outside CCMI, the completion warranty (1 year) applies, with notification by recorded delivery letter.

The 5 elements of an uncontestable snag

Each snag must contain five pieces of information to be legally robust. An incomplete snag is a fragile snag.

1. A reference number

Number each snag sequentially in the report: snag no. 1, no. 2, no. 3… This number serves as a reference in all subsequent correspondence (letters, repair quotes, invoices).

2. Precise location

State the room, the wall or element concerned, and if possible the position (height, distance from a fixed reference point). The more precise, the less contestable.

Poor Good
“Bedroom” “Bedroom 2, north wall (garden side)”
“Living room window” “Double casement window, living room, south elevation, right-hand opening”
“Kitchen floor” “Kitchen tiling, area in front of sink, approximately 1.5 m²”

3. Description of the defect

Describe what you observe, not what you suppose. Use factual terms:

  • Dimensions: “crack 30 cm long, 1.5 mm wide”
  • Nature: “visible paint touch-up mark”, “missing tile grout joint”, “rattling noise on closing”
  • Behaviour: “water ingress visible after 10 minutes of rain”, “socket dead (tested with voltage tester)”

Tip — Use the technical vocabulary of the relevant standard when you know it. “Flatness defect under a 2 m straightedge — deviation of 8 mm (tolerance per DTU 26.2: 5 mm)” is infinitely more powerful than a simple “uneven floor”. The builder and any expert will know exactly what is meant. (DTU references are French technical standards.)

4. Contractual reference

Link each snag to the trade package and contractor concerned:

  • Package number (package no. 3 — Plumbing)
  • Name of the contractor
  • Reference of the quote or contract

This is essential when several tradespeople have worked on the site: each is only responsible for their own package.

5. Photographic evidence

For each snag, take at least 2 photos:

  • Context photo: the whole room, to place the defect in context
  • Close-up photo: the defect in detail with a scale reference (tape measure, ruler, coin)

Number the photos to match the snags in the report (e.g. “photos no. 7a and no. 7b — snag no. 7”).

Advice

Best practice — Create a structured digital folder: one sub-folder per snag, containing the photos, the description, and the package number. This folder will be your key evidence in the event of a dispute, survey or structural defects insurance claim.

Snags by trade: concrete examples

Here are template wordings for the most common defects, trade by trade. Adapt them to your situation.

Structure / Groundworks

  • “Snag no. X — Horizontal crack 40 cm long at ring beam level, north wall of living room. Measured width: 1.8 mm. Photos no. Xa and Xb. Package no. 2, contractor [name].”
  • “Snag no. X — Out-of-plumb west wall of bedroom 1: deviation of 12 mm over 2.50 m height (measured with plumb line). Package no. 2, contractor [name].”

Electrical

  • “Snag no. X — Double socket in bedroom 3, east wall, no voltage (tested with voltage tester). Package no. 5, contractor [name].”
  • “Snag no. X — 30 mA RCD on secondary consumer unit (row 2, position 1) does not trip on test. Package no. 5, contractor [name].”

Plumbing

  • “Snag no. X — Leak at push-fit fitting under kitchen sink, drip visible after pressurisation. Package no. 4, contractor [name].”
  • “Snag no. X — Shower drain (first floor bathroom): 3 cm of standing water in tray after 5 minutes. Insufficient fall to drain. Package no. 4, contractor [name].”

Joinery / Windows

  • “Snag no. X — Tilt-and-turn window in bedroom 2, east elevation: sash drags in tilt position, impossible to close without forcing. Package no. 6, contractor [name].”
  • “Snag no. X — Front door: threshold seal incomplete on left-hand side, draught detectable (smoke pencil test). Package no. 6, contractor [name].”

Finishes

  • “Snag no. X — South wall of living room: paint touch-up marks visible in raking light, over a band of 2 m × 0.30 m at 1.50 m from floor. Package no. 8, contractor [name].”
  • “Snag no. X — Tiling in ground-floor bathroom: 4 tiles sound hollow when tapped (shower area, north-east corner). Risk of delamination. Package no. 7, contractor [name].”

The inspection report: full structure

The handover report with snags must follow this template:

Header:

  • Date and location of handover
  • Identity of the building owner
  • Identity of each contractor present (or notified)
  • Site address
  • Contract/quote references

Body:

  • Statement of acceptance of the works subject to the following points
  • Numbered list of snags (with all 5 elements for each)
  • Agreed deadline for defect rectification (e.g. 90 days)
  • Note of the 5% retention money

Signatures:

  • Signature of the building owner
  • Signature of each contractor (or note “notified, absent”)
  • Date

Warning — If a contractor refuses to sign the report, state this explicitly: “Mr [name], contractor for package no. X, present during the inspection, refused to sign this report.” Then send him the report by recorded delivery letter within 48 hours. The handover remains valid — a contractor’s refusal to sign does not prevent handover from taking effect.

Question

Defect rectification: timeline and procedure

DEFECT RECTIFICATION TIMELINE From signed report to release of retention D0 Day 0 Report signed D+8 D+8 days Deadline for supplementary snags 90 D+90 days Typical deadline for defect rectification 365 D+1 year End of warranty Final deadline SCENARIO A: snags resolved 1. Contractor corrects the defects 2. Verification visit 3. Release of 5% retention SCENARIO B: snags unresolved 1. Formal notice by recorded delivery 2. Reasonable deadline (15 days) 3. Engage a third-party contractor RETENTION MONEY: 5% Held in escrow with a third party (notary, Caisse des Depots) Snags resolved = balance released Unresolved = funds retained

The rectification deadline

The deadline is negotiated between the parties and entered in the report. In practice:

  • 90 days is the standard for routine snags (finishes, adjustments)
  • 30 days can be required for critical defects (leak, no power)
  • No statutory deadline imposed — but a court would consider that a “reasonable timeframe” applies

The rectification inspection

When the contractor informs you that the work has been done, arrange a verification visit:

  1. Check each snag point by point, report in hand
  2. If the defect is corrected → note “resolved” against the snag
  3. If the defect persists or is poorly corrected → note “unresolved — [reason]”
  4. Draw up a defect rectification report (or partial rectification report)
flowchart TD A[Signed report with snags] --> B[Contractor carries out remedial work] B --> C{Rectification inspection} C -->|All OK| D[Full rectification report] C -->|Partially OK| E[Partial rectification report] C -->|Nothing fixed| F[Formal notice by recorded delivery] D --> G[Release of 5% retention] E --> H[New deadline for remaining snags] F --> I{Response within 15 days?} I -->|Yes| B I -->|No| J[Engage a third-party contractor] J --> K[Claim reimbursement] style A fill:#0F4C81,stroke:#0F4C81,color:#fff style B fill:#6B5876,stroke:#6B5876,color:#fff style C fill:#0F4C81,stroke:#0F4C81,color:#fff style D fill:#56C6A9,stroke:#56C6A9,color:#fff style E fill:#F58220,stroke:#F58220,color:#fff style F fill:#CD212A,stroke:#CD212A,color:#fff style G fill:#56C6A9,stroke:#56C6A9,color:#fff style H fill:#F58220,stroke:#F58220,color:#fff style I fill:#0F4C81,stroke:#0F4C81,color:#fff style J fill:#CD212A,stroke:#CD212A,color:#fff style K fill:#CD212A,stroke:#CD212A,color:#fff

The 5% retention money

The retention is your financial lever to secure defect rectification. Governed by French law (loi n°71-584 du 16 juillet 1971):

  • You retain 5% of the total contract price (inc. VAT) for each package with outstanding snags
  • This sum is held in escrow (not kept by you) — with a notary, the Caisse des Dépôts, or an approved body
  • The contractor can offer a bank guarantee in lieu of retention (you are free to accept or refuse)

When to release the 5%?

Situation Action
All snags resolved Release the full balance
Some snags outstanding Retain the portion corresponding to uncorrected work
1 year after handover, no rectification Hold funds in escrow and pursue a claim

Tip — Calculate the retention per package and per contractor. If you have a single contractor with 5 snags on a contract worth £30,000, the retention is £1,500. That is a powerful lever. Do not hesitate to refer to it in your chasing letters.

What if the contractor does not rectify the snags?

This is the most stressful situation for a self-builder. Here is the step-by-step procedure:

Step 1: Informal chasing

A simple phone call or reminder email. Give a new reasonable deadline (15 days). Note the date and content of the exchange.

Step 2: Formal notice (recorded delivery)

If the chasing produces no result, send a registered letter with proof of delivery:

“Dear Sir/Madam, By the handover report dated [date], snags nos. [X, Y, Z] were raised in respect of your package no. [N]. The agreed rectification period of [N] days expired on [date]. I hereby give you formal notice to carry out the rectification of these snags within 15 days of receipt of this letter, in accordance with article 1792-6 of the French Civil Code. Failing this, I reserve the right to have the work carried out by a third-party contractor and to seek reimbursement from you.”

Step 3: Engage a third party

If formal notice produces no result (15 days without response or action), you can:

  1. Have the work carried out by another contractor
  2. Keep all invoices for the remedial work
  3. Claim reimbursement from the defaulting contractor (drawing first on the 5% retention)
  4. If the remedial cost exceeds the retention → apply to the court or pursue mediation/conciliation

Warning — Never engage a third party without first having sent formal notice and allowed a reasonable period. Without proof that formal notice went unheeded, you risk being unable to pursue the original contractor. A judge will always check that you followed the proper procedure.

Special case: self-build

As a self-builder, two situations coexist:

  • Packages subcontracted to tradespeople → standard snags, as described in this article. Each tradesperson is bound by the completion warranty and the ten-year structural warranty (French law) on their package.
  • Packages you carried out yourself → no snags possible (you cannot raise snags against yourself). However, if you have taken out structural defects insurance (assurance dommages-ouvrage, a French legal requirement), it covers the entire structure — including your own work.

Best practice — For packages you have subcontracted, never pay the full balance before formal handover. Even if the tradesperson insists (“I need payment to close my file”), always retain 5% until the report is signed. It is your right, it is the law, and it is your only guarantee that defects will be corrected.

Template letter for supplementary snags

For defects discovered after handover (within the 8-day period under CCMI, or during the first year under the completion warranty):

Subject: Notification of defects — Completion warranty

Dear Sir/Madam,

Further to the handover of works on [date], I am hereby notifying you of the following defects, observed on [date]:

  1. [Precise description of defect + location + photographs attached]
  2. [Precise description of defect + location + photographs attached]

In accordance with article 1792-6 of the French Civil Code, I request that you carry out the repair of these defects within [30] days.

Yours faithfully,

Send this letter by recorded delivery with proof of delivery. Keep a copy and the delivery receipt.

Checklist: raising and tracking snags

  • Each snag has a unique reference number
  • Precise location (room, wall, position)
  • Factual description with measured dimensions
  • Reference to the package and contractor concerned
  • At least 2 photos per snag (context + close-up with scale)
  • Digital photo folder organised by snag number
  • Report signed by both parties (or refusal noted)
  • Rectification deadline entered in the report
  • 5% retention money held in escrow
  • Rectification inspection scheduled at the deadline
  • Rectification report (full or partial) drawn up after verification
  • Formal notice by recorded delivery sent if not rectified by deadline
  • Supplementary snags notified by recorded delivery within deadlines
  • Copy of all correspondence kept in the project file