A new-build villa or apartment in the western Algarve is handed over once the developer says it is finished. Before you take the keys and sign off, you have a window to inspect it and record anything that is not right. That inspection is your snagging, and it matters more than buyers expect.
Snagging means walking the completed property, listing the defects, and getting them put right. This guide explains what the inspection covers, how the handover works, and where a new build’s protections differ from an older resale.
Quick Answer
- Snagging is your inspection of a newly finished home to record defects before you accept it
- The findings go on a written snag list handed to the builder, who is responsible for putting them right
- The handover, or vistoria, is the joint walkthrough where the property is checked and keys change hands
- A new build carries a statutory five-year guarantee, separate from anything you agree with the builder
What Snagging Actually Checks
Snagging is a methodical look at everything the builder has installed, room by room. On a new home the defects are rarely structural. They are finishing faults, easy to miss on a quick visit and awkward to chase once you have moved in.
- Doors and windows that close, seal and lock, with no cracked glass or scratched frames
- Walls, ceilings and paintwork free of cracks, stains and uneven finishes
- Tiling, grouting and flooring laid evenly, with nothing loose or chipped
- Plumbing that runs hot and cold, drains properly and shows no leaks
- Sockets, switches and the consumer unit all live and correctly wired
- Kitchen units, appliances and bathroom fittings working and undamaged
- Outside space, pool, terraces, render and drainage finished to the contract
Many buyers bring an independent snagging inspector, especially if still abroad at completion. A specialist knows where new-build faults hide and produces a list the builder cannot easily dismiss.
The Snag List and Getting Defects Fixed
The inspection produces a written snag list, ideally with a photograph and a location for each item. You give it to the developer, who must remedy genuine defects at their own cost. Agreeing it in writing heads off arguments later about what was flagged.
Where possible, buyers hold back part of the final payment until the snags are cleared, or agree a retention released once the work is signed off. Any retention must be written into the contract beforehand, because you cannot impose one at the last minute.
The Vistoria and Taking the Keys
The handover itself is often called the vistoria, a joint walkthrough of the finished property with the developer or site manager. You check the snags against the property, confirm what is fixed and what is outstanding, and take the keys once satisfied.
It is also the moment to collect the manuals and guarantees for appliances and the details of who to call when something needs attention early on. Photograph the meter readings as you take over, so the opening utility balances are clear.
Utilities, Meters and Connections
A newly finished home is not always fully connected on the day. Confirm that water, electricity and, where relevant, gas are live, and that the meters are installed and read.
- Electricity connected, the meter installed and the opening reading noted
- Water live, with the supply and any irrigation system working
- Internet and telephone lines provisioned, or the ducting in place for them
- A contract for each utility ready to move into your name
The Builder’s Legal Guarantee
Beyond anything you negotiate, a new build carries a statutory guarantee. Under the Portuguese Código Civil, the builder is liable for defects in a property intended for long duration for five years from delivery. If a fault appears you report it, the denúncia, within one year of discovering it, with a further year from that report to bring a claim.
This guarantee runs regardless of the snag list. Snagging deals with faults you can see at handover, while the five-year guarantee covers those that surface later, from a leaking flat roof to cracking that signals a construction defect.
How This Differs From Off Plan Protections and a Survey
Snagging is not the same as the protections that apply while a home is being built. On an off-plan purchase your staged payments are usually backed by off-plan bank guarantees, which secure your money if the developer fails before completion. Snagging happens later, once the building exists and you are checking the work.
It is also different from a pre-purchase survey on an older resale, where the question is the condition of an existing structure. On a new build the builder carries the legal guarantee, so the emphasis shifts to the handover inspection. Buyers weighing a building survey before buying an older home face a different exercise.
Common Mistakes
- Signing off the handover before walking the property properly, then chasing defects from abroad
- Keeping no written snag list, so the builder can dispute what was ever flagged
- Assuming a retention exists when nothing was agreed in the contract beforehand
- Treating the five-year guarantee as a reason to skip a careful inspection at handover
Summary
On a new build in the western Algarve, the handover is your chance to check the work before you accept it. A written snag list, a proper vistoria, confirmed utilities and a clear grasp of the five-year guarantee put you in a strong position from day one.
If you are looking at luxury villas in the Algarve and want a clear steer on a particular new build, please get in touch with the team at B&P. We help you find the right property and understand what taking it on involves, while your own lawyer handles the legal side.
