It depends on what you’re buying and what risk you’re trying to manage.
A snagging list and a Level 2 Home Survey are designed for different problems:
- A snagging list is about workmanship, completion, and defects in a new or recently refurbished home (the “is it finished properly?” question).
- A Level 2 Home Survey is about the overall condition of the property and helping you understand defects, risks, and maintenance liabilities before you commit (the “is it a sound purchase?” question).
In many cases, one is clearly the right fit. In others—especially where a property is “new but not simple,” or “old but recently refurbished”—you might benefit from both, but targeted for different reasons.
Below is a detailed comparison and a practical decision guide.
1) What each service is for (in plain terms)
Snagging list (best for “new / newly finished”)
A snagging inspection is a systematic check for:
- cosmetic defects (paint, plaster, flooring, tiling, trims)
- incomplete items (missing sealant, unfinished details, damage from other trades)
- functional issues (doors/windows not aligning, locks, basic ventilation and plumbing checks)
- external completion details (seals, gutters, paving falls, drainage discharge)
It’s designed to help you get defects corrected by a developer/contractor during handover or the defects period.
Level 2 Home Survey (best for “condition and risk”)
A Level 2 survey provides:
- a professional overview of the condition of the main building elements
- identification of visible defects and issues that may affect value or decision-making
- advice on repairs/maintenance and recommended further investigations
- an objective risk picture (e.g., damp indicators, movement signs, roof condition, drainage concerns)
It’s designed to inform your buying decision and protect you financially by identifying problems you may not spot.
2) The biggest difference: workmanship vs building condition
Snagging asks:
- Is the home finished properly?
- Are there defects the developer/contractor should put right?
- Are there omissions, poor finishes, or faults that will annoy you or cause early deterioration?
Level 2 asks:
- What is the overall condition of the property?
- Are there visible defects that could lead to significant cost or risk?
- What needs repair, monitoring, or further investigation before you proceed?
They overlap slightly, but their priorities are different.
3) Which should you choose? The most common scenarios
✅ Choose a snagging list if:
- you’re buying a new-build house or flat
- you’re buying a newly converted property marketed as “new”
- the home is recently refurbished and you mainly want to check finish quality
- you’re at handover, pre-completion inspection, or within a defects period
- your main worry is workmanship and incomplete items, not the underlying structure
Why: most issues in new builds are snag-type defects, and you want them documented early so you can get them fixed quickly.
✅ Choose a Level 2 Home Survey if:
- the property is not new build (particularly if it’s older or traditionally constructed)
- the property appears “standard,” but you want reassurance about condition
- you’re concerned about damp, roof condition, cracking, drainage, or general upkeep
- you need a clear, independent assessment before you commit
- you want a report that helps you decide whether to proceed and/or renegotiate
Why: a Level 2 survey is designed to identify condition risks that can materially affect your purchase.
✅ Consider Level 3 instead of Level 2 if:
- the home is older, altered, unusual, or has clear warning signs
- you’re planning major works
- you want more detail on repairs and how the building is put together
(If your property fits those characteristics, Level 3 usually provides better risk management than Level 2.)
4) When it makes sense to do both
There are purchases where “snagging vs Level 2” is a false choice because each addresses a different risk.
Example A: Period home that’s been “fully renovated”
- Level 2 (or Level 3) checks the building’s underlying condition (damp pathways, roof, movement indicators, drainage, ventilation risk).
- Snagging checks the quality of the renovation finish (bathroom sealing, tiling, joinery, new windows/doors, external making-good).
This is a very common scenario where buyers are misled by fresh décor. A snagging list alone may miss underlying defects. A survey alone may not capture the finer workmanship issues in the new works.
Example B: New-build with warning signs or unusual design
If a new build has:
- persistent condensation/ventilation concerns
- visible cracking beyond a few hairlines
- water staining or poor external drainage
- complex roof forms or unusual construction
…you might do snagging plus a survey for broader reassurance.
Example C: High-value purchase where certainty matters
If the financial stakes are high, doing both can be a sensible “belt and braces” strategy.
5) A simple decision framework (quick and practical)
Choose snagging if most of these are true:
- new build / newly converted / newly refurbished
- you’re close to handover or within a defects period
- you want a list the developer can action
- you’re focused on finish quality and functional niggles
Choose Level 2 if most of these are true:
- the property is older or lived-in
- you’re worried about repair costs, damp, roof, cracking, drainage
- you need a professional condition assessment to guide purchase decisions
- you want to renegotiate based on evidence if issues are found
If you’re truly torn, the deciding question is:
Is your biggest risk “poor workmanship,” or “hidden condition problems that could cost serious money”?
6) What you get at the end (deliverables)
Snagging deliverable
- a numbered list of snags, with locations and photos
- often grouped by room and external areas
- designed for the contractor/developer to action
Level 2 deliverable
- a structured condition report of the main elements
- explanation of defects and risks
- recommendations for further checks
- often includes a condition rating approach and clear “next steps”
They’re different tools for different outcomes.
7) What not to do
Don’t rely on snagging alone if the property isn’t truly “new”
If the property is older or has been heavily altered, snagging is rarely enough on its own.
Don’t assume a Level 2 survey will pick up all workmanship issues
A Level 2 survey will highlight defects, but it isn’t written as a “builder’s punch list.” If your goal is to hold a developer to finish standards, snagging is usually better.
The takeaway
- Snagging is best for new-builds and new works: it helps you get defects corrected quickly.
- Level 2 is best for standard, older properties: it helps you understand condition risks and make a confident buying decision.
- Some purchases benefit from both, especially renovated older homes and “new-looking” conversions.
Not sure which one suits your purchase?
Email mail@howorth.uk or call 07794 400 212. Tell us what you’re buying (new build, conversion, refurbished, or traditional home), the approximate age, and your main concerns. We’ll recommend whether snagging, a Level 2 survey, a Level 3 survey, or a combined approach will give you the best protection for your money.