At a new build viewing, check the actual plot rather than the show home: its position, orientation, garden and boundaries; the standard specification versus the show-home upgrades; the build stage and completion date; the tenure and estate charges; and the warranty provider - all before you pay a reservation fee.
This guide covers England. Some protections and processes differ in Scotland, Wales and Northern Ireland; check with your solicitor and the New Homes Quality Board.
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Take the new-build checklist to the plot
A printable checklist for the plot, outside, inside, services and paperwork, with a note on why each check matters and space to write. Drop your email and we'll send it over.
New build viewing checklist
Work through these five areas in order. Take photos of anything you want to raise with the sales adviser.
1. The plot itself
- Find your exact plot on the site plan, not just the house type.
- Orientation - which way the garden and main rooms face, and when they get light.
- What the plot overlooks, and what is planned next to it or behind it.
- Garden size, slope and levels - and whether the turf and patio are included.
- Boundaries - fence or wall type, and who maintains each side.
- Parking - allocated spaces, garage size, visitor parking and EV charging.
- Nearby roads, substations, pumping stations, play areas and footpaths.
2. Outside
- Brickwork and pointing - even joints, no gaps, no staining.
- Roof lines, tiles, gutters and downpipes - straight, complete and connected.
- Window and door frames - sealed, level and undamaged.
- Damp proof course - it should sit clear of the ground; paving or soil must not bridge it. Approved Document C expects a DPC at least 150mm above the adjoining ground level.
- Ground levels - the ground and paving should fall away from the house.
- Bin storage and access for bins to reach the collection point.
3. Inside
- List every show-home feature that is an upgrade or an optional extra.
- Compare room sizes to the floor plan - measure, do not rely on furniture.
- Ceiling and wall finishes, cornering and paint coverage.
- Doors - even gaps, closing cleanly, handles secure.
- Kitchen and bathroom fittings - which appliances and tiles are standard.
- Storage - airing cupboard, loft access, under-stairs space.
4. Services
- Heating type (gas boiler, heat pump or other) and hot water arrangement.
- Ventilation - extractor fans in kitchen and bathrooms, trickle vents on windows.
- Consumer unit, meters and stopcock locations.
- Broadband - which providers and connection type serve the development.
5. Paperwork
- Standard specification in writing, plus the site plan with your plot marked.
- Tenure - freehold or leasehold - and any ground rent or service charge.
- Estate management charges and whether roads and sewers will be adopted.
- Warranty provider and the policy document.
- Reservation Agreement terms, including cancellation and refund terms.
- Build stage and expected completion date.
Don't guess. Know before you offer.
KeyWise gives you a structured framework to investigate properties at the viewing - so you can make an evidence-based offer.
Viewing the actual plot? Start free at your next viewingShow home vs the house you'll actually get
| What you see | In the show home | What to check for your plot |
|---|---|---|
| Specification | Often upgraded kitchens, flooring, tiles and lighting | Ask for the standard specification in writing and price any upgrades |
| Furniture scale | Scaled furniture and mirrors can make rooms feel larger | Measure rooms and check your own furniture fits |
| Plot position and orientation | Often on a prime plot | Check your plot's aspect, outlook and neighbours on the site plan |
| Finish quality | Often finished by selected trades and kept immaculate | View a completed, unfurnished home of the same type if you can |
| Garden size and levels | Landscaped and fully turfed | Confirm garden dimensions, slope, and what landscaping is included |
Questions to ask the sales adviser
- Build stage and completion date - what stage is my plot at, and what is the expected completion date?
- Reservation fee terms - how much is it, when can I cancel, and what is deducted if I do? The New Homes Quality Code (sections 2.2 to 2.4) sets out what a registered developer's Reservation Agreement must include.
- What's included - which items in the show home are standard, and which are upgrades or extras?
- Management and estate charges - are there charges for shared spaces, and what do they cover?
- Road and sewer adoption - is there a Section 38 agreement (whether the council will take over the roads) and a Section 104 agreement (whether the water company will take over the sewers)?
- Leasehold vs freehold - is the home freehold or leasehold, and on what terms?
- Service charges - if there is a service charge, how is it calculated and how can it change?
- Warranty - which warranty provider covers the home, and can I see the policy?
Warranty and protection basics
- Structural warranty. Most new homes come with a warranty from a provider such as NHBC (Buildmark), LABC Warranty or Premier Guarantee. NHBC describes Buildmark as a 10-year warranty and insurance: a builder warranty and NHBC guarantee for two years after completion, then insurance against damage caused by defects to certain parts of the home. Always read the policy for what is and isn't covered.
- New Homes Quality Code. Developers registered with the New Homes Quality Board must follow the New Homes Quality Code, which covers fair selling, Reservation Agreements, pre-completion inspections and after-sales service.
- New Homes Ombudsman Service. The Code gives buyers of homes from registered developers access to the New Homes Ombudsman Service if a complaint is not resolved by the developer. See the NHQB Code page for how complaints work.
New build snagging checklist
Snagging means finding and recording defects or unfinished work in a new home - from poor finishes to items that don't work - so the developer can put them right. There are two stages.
Before completion: the pre-completion inspection
Where the developer is registered with the New Homes Quality Board, the New Homes Quality Code gives you the opportunity to carry out a pre-completion inspection, or appoint a suitably qualified inspector, before the completion date. It must use the standard NHQB Pre-Completion Inspection Checklist. At that inspection, check:
- Walls, ceilings and paintwork - cracks, patchy coverage, paint on fittings.
- Doors and windows - open, close and lock; seals intact; no scratched glass.
- Kitchen and bathrooms - sealant complete, taps and flushes working, no leaks, tiles level.
- Floors and stairs - no squeaks, gaps or damaged boards.
- Heating, hot water, sockets, switches and extractor fans - all working.
- Outside - brickwork, pointing, gutters, paving falls, fences and garden levels.
- Everything in the specification and any agreed extras is actually installed.
After completion: the first two years
The Code requires registered developers to provide an after-sales service for at least two years after completion, and NHBC notes that in the first two years of Buildmark the builder, not NHBC, is responsible for putting right most problems. During that period:
- Report snags to the developer in writing, with photos and dates.
- Watch for issues that appear with use or seasons - shrinkage cracks, sticking doors, leaks, heating faults.
- Keep a log of every report and response.
- If a complaint is not resolved, follow the developer's complaints process, then the route set out in the Code.
Where KeyWise fits
KeyWise is a pre-offer triage tool. It helps you capture what you see at the viewing, room by room, so you know what to ask before you reserve. It is not a survey and not a snagging inspection. For a detailed check of a completed home, use a qualified surveyor or snagging inspector. For a resale home, see our house viewing checklist.
Frequently asked questions
What should I look for when viewing a new build house?
Is a show home the same as the house you actually get?
Is a reservation fee refundable?
When should you carry out a snagging inspection?
Is the new build warranty enough?
What are estate management charges?
Can you negotiate on the price of a new build?
Don't guess. Know before you offer.
KeyWise gives you a structured framework to investigate properties at the viewing - so you can make an evidence-based offer.
Viewing the actual plot? Start free at your next viewingBuilt by a Quantity Surveyor. Used by serious buyers.
About the author
Jag Singh is a former Senior Quantity Surveyor with 18 years' experience across residential and commercial property and founder of KeyWise. He helps UK buyers use price, condition, repair-cost and local market data to make better decisions, negotiate with confidence, and secure the right property at the right price.