Snagging is the formal process of identifying and closing out minor defects before and at practical completion. Every commercial fit-out ends with a snag list — and the quality of the snagging process determines how long handover actually takes. This guide explains the process stage by stage.
Snagging is the systematic identification of incomplete or defective items in a commercial fit-out that fall below the specification or quality standard expected. Items are listed, graded by priority, and closed out through targeted remedial works.
Snagging happens in three phases: contractor pre-snag (contractor's own final walk), client snag (at PC walk-through), and defects snag (during the 12-month defects period).
Main contractor walks the demise with each subcontractor head, listing incomplete items. Typical list length: 150–400 items for a 10,000 sqft CAT B.
Contractor works through the pre-snag list. Target: 80%+ closed before client walk-through.
PM plus client (typically FM head, architect, project manager) walk the demise. Additional items added to snag list.
PC certificate issued with an agreed snag schedule and 10-working-day close-out commitment.
Contractor closes remaining snags. Joint inspection to sign off each completed item.
Items appearing later handled under defects cover.
Snag lists typically grade items by priority:
A well-run fit-out will have zero Category A items at PC and 80%+ of Category B items closed.
For a 10,000 sqft CAT B fit-out, expected snag list composition at PC:
Total: 250–500 items. Sounds enormous — each item typically takes 10–60 minutes to close.
The client walk-through is the most important hour of the fit-out from a handover perspective. Typical protocol:
PM provides snag list (if any), explains areas of focus.
Start at reception, work through the floor plan. Each room inspected top-to-bottom — ceiling, walls, floor, joinery, M&E, finishes.
Each defect photographed and logged on site — mobile snagging app (SnagR, PlanGrid, Fieldwire) or paper list. Categorised A/B/C.
Contractor demonstrates each system — lighting scenes, BMS controls, fire alarm zones, HVAC balance.
Each item gets a target close-out date. Contractor commits programme for the snag close-out phase.
Is a 2mm paint runout a defect or within tolerance? Reference back to specification: typically BS 8000 or manufacturer standard. If spec is silent, industry norm.
Timber veneer natural variation may be defended as 'character'. Always agree finish samples at spec stage.
If the system doesn't work as specified, it's commissioning; if it was never specified to work that way, it's design. Design defects are variations, not snags.
Sound in rooms feels 'not right' but independent test shows spec is met. Spec wins.
Our PM leads digital snagging via SnagR. Pre-snag walk completed 10 working days before PC. Target: 95%+ of snags closed within 10 working days of PC. See Office Fit-Out, Office Refurbishment.
Category A (blocker) snags can prevent PC sign-off. Category B and C items typically don't block PC — they're handled through the post-PC close-out period. Refusing PC over cosmetic snags delays rent commencement and is rarely strategic.
Tenant or landlord commissioning the survey. Typical cost for a 10,000 sqft snagging survey: £1,500–£4,000. Valuable when the tenant wants independent verification pre-PC.
Handled under the 12-month Rectification Period. Contractor returns to remedy at no cost.
Measured survey and fixed-price quote within 10 working days.