Guide
New-Build Snagging and Handover in Portugal: What Buyers Should Check
New-build does not mean defect-free.
A new-build unit may look ready at first glance. The floors are clean, the walls are freshly painted, the kitchen is installed and the developer wants to move to final payment.
But handover is the moment to check the real property, not the brochure.
Before accepting handover, check:
- visible defects;
- unfinished works;
- windows and doors;
- damp or water infiltration;
- balcony or terrace drainage;
- plumbing and bathrooms;
- electrical points;
- kitchen installation;
- parking and storage;
- common areas;
- keys and access devices;
- warranty and after-sales process.
A snagging list should be written and photographed before the buyer loses leverage.
What is snagging?
Snagging is the process of identifying defects, unfinished items and poor finishing before or at handover.
It can include:
- paint defects;
- cracked tiles;
- poor silicone or grout;
- scratched floors;
- damaged doors;
- window sealing problems;
- plumbing leaks;
- drainage smells;
- terrace slope issues;
- missing fittings;
- electrical points not working;
- poor alignment;
- unfinished common areas.
Some issues are minor. Others may affect habitability, cost or future disputes.
When should the inspection happen?
The best moment is before final payment or before formal acceptance, depending on the transaction.
If the buyer waits until after final payment, the developer may still repair defects, but the buyer’s leverage is weaker.
A practical sequence:
- developer says unit is ready;
- buyer or inspector visits;
- snagging list is prepared;
- developer acknowledges items;
- repair deadline is agreed;
- final payment or handover follows under clear conditions.
The exact sequence depends on the CPCV and completion route.
What to check inside the unit
Check visible condition of:
- walls;
- ceilings;
- floors;
- tiles;
- doors;
- windows;
- kitchen cabinets;
- appliances;
- bathrooms;
- plumbing fixtures;
- electrical points;
- lighting;
- heating/cooling;
- ventilation;
- built-in storage.
Test what can be safely tested during the visit.
Windows, balconies and terraces
These are common risk areas.
Check:
- window sealing;
- sliding mechanisms;
- water marks;
- terrace slope;
- drains;
- waterproofing signs;
- cracks;
- railings;
- exterior doors;
- balcony tiles;
- water pooling.
A terrace can look finished and still fail under rain.
Bathrooms and plumbing
Check:
- water pressure;
- drainage speed;
- smell;
- leaks under sinks;
- shower sealing;
- toilet movement;
- tile cracks;
- ventilation;
- silicone quality;
- ceiling stains below wet areas.
Small bathroom defects can become expensive if not addressed early.
Electrical and equipment
A standard visual inspection is not a full electrical certification, but the buyer can still check obvious issues.
Look for:
- missing covers;
- loose sockets;
- switches not working;
- appliance installation issues;
- damaged fixtures;
- uneven lighting;
- exposed wires;
- panel concerns that need specialist review.
If a specialist is needed, document the reason.
Parking, storage and common areas
Do not inspect only the apartment.
Check:
- parking number;
- garage access;
- storage room;
- garage damp;
- lift condition;
- building entrance;
- common corridors;
- pool or amenities, where included;
- landscaping;
- security access;
- mailbox.
If parking or storage is part of the purchase, it should be delivered clearly.
Snagging list format
A useful snagging list should include:
- location;
- issue;
- photo;
- seriousness;
- requested action;
- deadline;
- responsible party;
- whether reinspection is needed.
Avoid vague lines such as “developer will fix defects”. Write the defect and the expected action.
Repairs before or after handover
Not every defect stops handover. Some minor items can be fixed after completion if written clearly.
But major issues may require:
- repair before final payment;
- retention;
- delayed handover;
- specialist report;
- written warranty confirmation;
- revised completion condition.
The buyer should not rely only on verbal promises.
Warranty and after-sales
Ask for:
- after-sales contact;
- warranty process;
- how defects are reported;
- expected response times;
- appliance warranties;
- manuals;
- maintenance instructions;
- emergency contacts.
Report defects in writing, with photos and dates.
Final payment and handover
Before sending final payment, connect snagging with the legal completion process.
Check:
- whether inspection is allowed before final payment;
- whether serious defects affect completion;
- whether retention is agreed;
- whether repair obligations are written;
- whether the final deed references any remaining issue;
- whether keys are delivered immediately;
- whether utilities are ready;
- whether registration follows.
Snagging is both technical and contractual.
Warning signs
Be careful if:
- no inspection is allowed before final payment;
- developer says defects will be fixed later but nothing is written;
- terrace or bathroom issues are visible;
- common areas are unfinished;
- parking or storage is inaccessible;
- warranty contact is unclear;
- final payment is requested before handover conditions are clear;
- buyer is asked to sign acceptance with unresolved issues.
These are reasons to slow down.
Service CTA: Technical Property Inspection — from €500
Technical Property Inspection helps buyers check visible defects, handover condition and snagging issues before final payment or acceptance.
It may cover:
- unit inspection;
- visible damp, cracks and defects;
- windows, doors, floors, walls and ceilings;
- plumbing and visible water issues;
- basic visual electrical red flags;
- balcony, terrace or exterior areas;
- parking and storage, where accessible;
- written report with photos.
View Technical Property Inspection
You may also need
Off-Plan Buyer Risk Pack before signing off-plan CPCV or staged payment obligations.
Final Deed & Completion Review before final payment and deed.
Full Buyer Representation for broader buyer-side coordination.
FAQ
Should I inspect a new-build before final payment?
Yes. New-build can still have defects, unfinished works or poor finishing.
Does warranty replace snagging?
No. Warranty matters, but inspection before final payment helps document issues early.
What should be in a snagging list?
Location, issue, photo, requested action, deadline and whether reinspection is needed.
Can minor defects be fixed after handover?
Sometimes yes, if the obligation and deadline are written clearly.
Does technical inspection replace legal review?
No. Inspection checks physical condition. Legal review checks contract, payment and completion risk.
What if the developer refuses inspection?
That is a warning sign. The buyer should check the CPCV and consider legal advice before paying more.
Final CTA
Before accepting handover, inspect the property you are actually receiving.