Snag lists in South Africa: NHBRC warranty and handover
"Snag list" is the everyday term in South Africa, on houses and commercial jobs alike. For new homes, the National Home Builders Registration Council (NHBRC) sets out how long the builder stays responsible — and the first window is very short.
The NHBRC cover
Builders of new homes must be registered with the NHBRC and enrol each home. Under the Housing Consumers Protection Measures Act, the builder must fix:
- Within three months of occupation: deviations from the agreed plans, specifications and building agreement. This is where most snagging falls.
- Within one year: roof leaks caused by poor workmanship, design or materials.
- Within five years: major structural defects.
Three months goes quickly in a new house. Snag at handover, and again before the three-month mark.
Snagging at handover
- Walk the house with the builder before taking occupation, and agree the list in writing.
- Photograph every item and the general condition of each room — it is your proof of the state at handover.
- Send any later items in writing, with dates, well inside the relevant period.
- Keep a copy of the NHBRC enrolment certificate. If the builder will not act, the NHBRC has a complaints and conciliation process.
Commercial work
Many commercial and larger residential projects use JBCC contracts. These move through practical completion (a snag list is issued and items fixed), works completion, and final completion, with a defects period in between and a longer latent defects period after. The exact periods are set in the contract data, so check your own.
See the practical completion checklist for what to inspect.
This is a general guide, not legal advice. Periods and rules change, and your own contract can add to them — check it, and take professional advice before relying on a deadline.