Snag List: Top 5 Defects to Look for When Inspecting Your New Apartment
You’re about to take possession of your new apartment in Nairobi. The developer hands you the keys with a smile, and you’re eager to move in. But wait. Before you sign that handover document, there are critical defects you need to check for. Missing these common issues now could cost you hundreds of thousands of shillings in repairs later, with no one to hold accountable.
Percentage of new apartments in Kenya with at least one significant defect at handover
What Is a Snag List and Why Do You Need One?
A snag list, also called a punch list or defects list, is a comprehensive document detailing all problems, defects, and incomplete work discovered during your pre-handover inspection. In Kenya’s fast-growing real estate market, particularly in Nairobi, Kiambu, and Mombasa, new apartment developments are rising rapidly. Unfortunately, speed often compromises quality.
Creating a thorough snag list serves multiple critical purposes. It provides documented evidence of defects that existed before you took possession, protecting you from future liability. It creates legal obligation for the developer to rectify issues before final payment or during the defects liability period. Most importantly, it gives you leverage to ensure repairs are completed, as most developers won’t address problems once they have your money.
The Stakes: What Poor Inspection Costs
Kenyan property buyers who skip proper snagging inspection typically discover problems within the first six months of occupation. By then, developers claim issues resulted from your use rather than construction defects. Common repair costs include rectifying sloping floors at KES 200,000 to 500,000, replacing hollow tiles at KES 80,000 to 250,000, fixing water damage from undetected leaks at KES 150,000 to 600,000, and repairing structural cracks at KES 300,000 to over 1 million.
Professional Inspection Value: Hiring a qualified building surveyor or architect for professional inspection costs KES 15,000 to 40,000 depending on apartment size. This investment typically identifies defects worth 10 to 20 times the inspection fee. For a KES 8 million apartment, spending KES 30,000 on professional inspection is excellent insurance.
Before We Dive In: Essential Inspection Tools
To conduct effective snagging inspection, you need the right tools. Here’s your essential inspection toolkit:
🛠️ Required Tools for Proper Inspection
- Spirit Level (2-3 feet long): For checking floor and wall levelness – KES 1,500 to 3,000
- Marble or Small Ball: For testing floor slopes – Free (use what you have)
- Rubber Mallet or Coin: For testing hollow tiles – KES 500 or use coin
- Flashlight or Phone Light: For checking dark corners and behind fixtures – KES 800 to 2,000
- Measuring Tape: For verifying dimensions match agreement – KES 500 to 1,500
- Smartphone Camera: For documenting all defects with photos and videos – You already have this
- Notepad and Pen: For recording defects systematically – KES 200
- Moisture Meter (optional but valuable): For detecting hidden water issues – KES 3,000 to 8,000
- Electrical Tester: For checking outlets and switches – KES 800 to 2,000
Total Tool Investment: KES 8,000 to 20,000 for comprehensive kit, or as little as KES 3,000 for basics if you have smartphone and use coins for tile testing.
The Top 5 Critical Defects: What to Check
While comprehensive inspection should cover dozens of items, these five defect categories cause the most expensive problems and are most commonly found in Kenyan apartments. Master these checks, and you’ll catch 80% of serious issues.
Sloping and Uneven Floors
Floor levelness is one of the most critical yet frequently overlooked defects. Sloping floors indicate serious problems with the concrete slab, either from poor concrete pouring, inadequate curing, foundation settlement, or structural issues. In Nairobi apartments, floor slopes are alarmingly common, especially in buildings constructed rapidly.
Why This Matters
Sloping floors aren’t just aesthetic problems. They indicate potential structural issues that could worsen over time. They make furniture placement difficult and can cause doors to swing open or closed. Water pools in low spots, creating dampness and potential water damage. Most seriously, slopes suggest the building may be settling unevenly, which could lead to cracks and structural failure.
How to Test for Floor Slopes
Method 1: The Spirit Level Test
- Place your 2-3 foot spirit level in multiple locations across each room
- Test in grid pattern: center of room, near walls, in corners
- Test both length and width directions
- Check particularly in bathrooms, balconies, and kitchens where water damage risk is highest
- Note the bubble position – it should be centered in the level indicator
Acceptable Tolerance: Floors should be level within 3mm per meter. Anything beyond 5mm per meter is a significant defect requiring correction.
Method 2: The Marble Test
- Place a marble or small ball on the floor in various locations
- If it rolls consistently in one direction, you have a slope
- Mark areas where marble rolls and measure the slope with spirit level
- Particularly useful for large rooms where visual inspection misses gradual slopes
Cost to level floors with self-leveling compound or overlay, including moving out during work and furniture storage.
📋 Real Case: Kilimani Apartment
Peter bought a 2-bedroom apartment in Kilimani and didn’t check floor levelness during handover. After moving in, he noticed doors wouldn’t stay open and his dining table wobbled. Professional inspection revealed a 12mm slope across the living room. The developer refused to fix it, claiming Peter accepted the property as-is. Peter spent KES 380,000 to level the floor himself, including temporary accommodation during work.
Hollow and Poorly Fixed Tiles
Hollow tiles are one of the most prevalent defects in Kenyan apartments, affecting up to 40% of new properties. Hollow sounding tiles indicate poor adhesion between tile and substrate, usually from insufficient or incorrect adhesive application, contaminated or improperly prepared substrate, or tiles laid too quickly without proper settling time.
Why Hollow Tiles Are Serious
Many buyers dismiss hollow tiles as minor cosmetic issues. This is a dangerous mistake. Hollow tiles are structural time bombs. Without proper adhesion, tiles crack under normal foot traffic or furniture weight. Water seeps through grout into hollow spaces, causing dampness, mold, and damage to underlying structure. Tiles can suddenly pop off, creating trip hazards and requiring expensive replacement. The problem spreads as adjacent tiles lose support and become hollow.
How to Test for Hollow Tiles
The Tap Test (Most Effective)
- Use a rubber mallet, coin, or your knuckles to tap each tile
- Tap in center of tile and near corners
- Listen carefully to the sound produced
- Solid, well-adhered tiles produce a solid, dull thud sound
- Hollow tiles produce a hollow, echoing, drum-like sound
- Test systematically – don’t skip tiles, check every single one
- Pay special attention to high-traffic areas and wet areas like bathrooms and kitchens
Acceptable Tolerance: Industry standard in Kenya allows maximum 5% hollow tiles in any installation. Even one hollow tile is technically a defect, but small numbers might be acceptable. However, in wet areas like bathrooms, even 5% is too many due to water damage risk.
Additional Tile Checks
- Lippage Test: Run your hand across tile edges – they should be flush, not creating steps or edges that catch your hand
- Grout Inspection: Check grout for cracks, gaps, or areas where grout is missing
- Visual Alignment: Check that tile lines are straight and consistent spacing throughout
- Edge Inspection: Look at tiles along walls and corners for proper cutting and fitting
Cost to remove and relay tiles in a typical bathroom or kitchen, including new tiles, adhesive, labor, and associated damage repairs. For large living areas, costs can exceed KES 500,000.
| Hollow Tile Percentage | Severity Level | Recommended Action |
|---|---|---|
| 0-5% (excluding wet areas) | Minor – Acceptable | Document and monitor, request repair if convenient |
| 5-15% | Moderate – Concerning | Demand repair before handover, withhold retention |
| 15-30% | Serious – Unacceptable | Reject handover, demand complete re-tiling |
| Over 30% | Critical – Major Defect | Refuse handover, consider canceling agreement |
| Any % in bathrooms/kitchens | Critical – Non-Negotiable | Demand 100% solid tiles in all wet areas |
Water Leaks and Seepage Issues
Water-related defects are the most destructive problems in Kenyan apartments. Unlike visible defects, water issues often hide during initial inspection and emerge weeks or months later, causing extensive damage. Common sources include roof leaks from poor waterproofing or flashing, bathroom leaks from failed waterproofing membranes, plumbing leaks from poor joints or damaged pipes, wall seepage from external water penetration, and balcony drainage problems causing water to enter interior spaces.
Why Water Defects Are Devastating
Water damage doesn’t stop at cosmetic issues. It compromises structural integrity, causes mold and health hazards, damages electrical systems creating fire and shock risks, ruins furniture and personal property, and requires extensive repairs affecting multiple apartments in multi-story buildings. The real tragedy is that water defects are often invisible during dry season inspections, only revealing themselves during Kenya’s rainy seasons.
How to Check for Water Issues
Visual Inspection
- Ceiling Stains: Look for water stains, discoloration, or sagging ceilings indicating leaks from above
- Wall Dampness: Check all walls for damp patches, especially along external walls and near bathrooms
- Paint Condition: Bubbling, peeling, or blistering paint often indicates water behind it
- Mold and Mildew: Black spots or musty smells suggest ongoing water problems
- Floor Wet Spots: Dark areas on floors or tiles may indicate seepage from below
Physical Tests
- Touch Test: Touch walls and ceilings checking for dampness, especially in corners and near fixtures
- Moisture Meter: If you have one, use it on all walls, especially external walls and bathroom walls
- Plumbing Test: Run all taps and showers at full pressure for 5-10 minutes while checking for leaks
- Toilet Test: Flush multiple times and check for leaks around base and from cistern
- Drain Test: Pour buckets of water down all drains while watching for backups or leaks
- Balcony Test: Pour water on balcony and check it drains properly without entering interior
Critical Areas to Focus On
- Bathrooms: Most common source of water damage in apartments
- Check all corners where walls meet floors
- Inspect grout lines for water seepage
- Run shower for 10 minutes and check ceiling of unit below if possible
- Check behind toilet for dampness
- Inspect vanity cabinet under sink for water damage
- Kitchen: Second most common water problem area
- Check under sink for leaks and water damage
- Test all connections to washing machine outlets if provided
- Check wall behind sink for dampness
- Windows and Doors: Common entry points for rainwater
- Check sealant around all window frames
- Look for stains on walls or sills below windows
- Test window closure – gaps allow water entry
- AC Units: Often poorly installed creating water entry points
- Check wall around AC for proper sealing
- Verify drainage pipe slopes properly
- Look for water stains below AC unit
Water damage repair costs escalate quickly. Bathroom waterproofing repair costs KES 100,000-250,000. Ceiling replacement from leaks costs KES 80,000-200,000 per room. Mold remediation adds KES 50,000-150,000. Costs multiply if multiple areas affected or if structural damage occurs.
📋 Real Case: Westlands Penthouse
Grace purchased a penthouse in Westlands for KES 12 million. During her dry season inspection, everything looked perfect. Four months later during heavy rains, water poured through her ceiling from roof leaks and seeped through bedroom walls. Investigation revealed failed waterproofing and poor roof flashing installation. Repairs cost KES 580,000, and she lost furniture worth KES 200,000 to water damage. The developer claimed she accepted the property “as-is” and refused compensation.
Structural Cracks in Walls and Ceilings
Not all cracks are equal. Some are cosmetic hairline cracks from paint or plaster shrinkage, while others signal serious structural problems that could compromise building safety. In Kenyan construction, particularly in rapidly built apartments, structural cracks are disturbingly common and often indicate foundation issues, poor construction quality, or building settlement.
Understanding Different Types of Cracks
Crack assessment requires understanding what you’re looking at. Different crack patterns indicate different problems, and some are far more serious than others.
Crack Categories and What They Mean
1. Hairline Cracks (Less than 1mm wide)
- Appearance: Thin, spider-web like lines in plaster or paint
- Usual Cause: Paint or plaster shrinkage, minor settling
- Severity: Low – Usually cosmetic, especially in new buildings
- Action: Document but typically acceptable, monitor for widening
2. Minor Cracks (1-2mm wide)
- Appearance: Visible cracks you can feel with fingernail
- Usual Cause: Building settlement, temperature changes, minor structural movement
- Severity: Moderate – Should be investigated and monitored
- Action: Require developer to investigate cause and repair, include in snag list
3. Significant Cracks (2-5mm wide)
- Appearance: Wide enough to insert credit card edge
- Usual Cause: Structural issues, foundation problems, poor construction
- Severity: High – Indicates potential structural problems
- Action: Demand structural engineer assessment before handover
4. Severe Cracks (Over 5mm wide)
- Appearance: Wide gaps, visible daylight or light from other side
- Usual Cause: Serious structural failure, major foundation settlement
- Severity: Critical – Building safety concern
- Action: Reject handover, demand immediate structural assessment, consider canceling purchase
Warning Signs: Crack Patterns That Indicate Serious Problems
- Diagonal Cracks: Especially at 45-degree angles from corners of doors/windows – indicate structural stress
- Horizontal Cracks: In load-bearing walls – very serious, suggest foundation issues
- Stair-Step Cracks: Following mortar lines in blockwork – indicate settlement or foundation movement
- Ceiling Cracks: Running across ceiling spans – may indicate slab deflection or overloading
- Multiple Parallel Cracks: Several cracks running in same direction – suggest systematic structural issues
- Cracks at Junctions: Where walls meet ceilings or floors – indicate differential movement
How to Inspect for Cracks
- Systematic Approach: Inspect every wall and ceiling methodically, room by room
- Use Proper Lighting: Shine flashlight at angle along walls – shadows reveal cracks clearly
- Measure Width: Use coin (KES 5 coin is approximately 2mm thick) or measuring tool
- Check Both Sides: Inspect walls from both sides – cracks through entire wall are more serious
- External Inspection: Check building exterior for cracks – external cracks are more serious than internal plaster cracks
- Document Thoroughly: Photograph each crack with ruler or coin for scale
- Map Locations: Note crack locations on apartment floor plan for pattern analysis
Cosmetic crack repairs cost KES 5,000-20,000 per room. Structural crack repairs requiring underpinning or structural reinforcement cost KES 300,000-1,000,000+. If cracks indicate building instability, property may be unsellable, representing total loss of investment.
Electrical and Plumbing System Defects
Hidden behind walls and under floors, electrical and plumbing systems are easily overlooked during inspection, yet defects in these systems create safety hazards, expensive repairs, and daily inconveniences. In Kenya, substandard electrical and plumbing work is rampant in new apartments, often due to unlicensed contractors, cost-cutting by developers, and poor quality control.
Why These Systems Require Thorough Testing
Electrical defects cause fires, electrocution risks, and equipment damage. Plumbing problems lead to water damage, health hazards from sewage, and expensive emergency repairs. Both systems are expensive to access and repair after walls are finished, making pre-handover detection crucial.
Electrical System Inspection Checklist
Visual Inspection
- Distribution Board (Fuse Box):
- Check all circuit breakers are properly labeled
- Verify appropriate amperage for each circuit
- Look for burn marks or signs of overheating
- Ensure main earth connection is properly installed
- Check for RCCB (Residual Current Circuit Breaker) for safety
- Outlets and Switches:
- Check all are firmly mounted and not loose
- Verify outlet covers are complete and undamaged
- Look for proper spacing (no overloaded circuits)
- Count outlets match agreement specifications
- Light Fixtures:
- Test every light switch and fixture
- Check for flickering or dimming
- Verify bulbs are included where promised
- Inspect ceiling fixtures are securely mounted
Functional Testing
- Outlet Testing:
- Use electrical tester on EVERY outlet
- Verify correct wiring (live, neutral, earth)
- Check for proper grounding
- Test with phone charger or lamp to verify power
- Load Testing:
- Turn on multiple appliances simultaneously
- Run high-load items (water heater, AC if installed)
- Check if circuit breakers trip inappropriately
- Listen for buzzing or humming from outlets (danger sign)
- Safety Features:
- Test RCCB by pressing test button – should trip immediately
- Check bathroom outlets have splash protection
- Verify kitchen outlets positioned safely away from water sources
- Sparks or burning smell from outlets
- Outlets or switches warm to touch
- Frequent circuit breaker tripping
- Flickering lights throughout apartment
- Tingling sensation when touching appliances or fixtures
- Missing or non-functional RCCB/earth leakage protection
Any of these issues indicate dangerous electrical problems. Do NOT accept handover until licensed electrician certifies system safety.
Plumbing System Inspection Checklist
Water Supply Testing
- Pressure Test:
- Open all taps simultaneously to test water pressure
- Check pressure remains adequate when multiple outlets run
- Test both hot and cold water supplies
- Verify water heater heats water to proper temperature
- Flow Test:
- Fill bathtub/sink to check filling time (should be reasonable)
- Test shower pressure – should be strong and consistent
- Check toilet cistern fills properly after flushing
- Quality Test:
- Run water until clear (check for rust, debris, discoloration)
- Check water doesn’t have unusual odor
- Verify hot water runs clear without sediment
Drainage and Leak Testing
- Drainage Test:
- Fill all sinks, bathtubs, and showers then drain simultaneously
- Water should drain quickly without backup
- Listen for gurgling sounds (indicates venting problems)
- Check no water backs up into other fixtures
- Pour buckets of water down floor drains to test
- Leak Detection:
- Check under all sinks for leaks while water runs
- Inspect toilet base for water seepage
- Run shower for 10 minutes and check for leaks below
- Check all visible pipe connections for drips
- Look for water stains on ceilings below bathrooms/kitchen
- Check water meter – if it moves with all taps off, there’s a leak
- Fixture Quality:
- Test all taps operate smoothly without sticking
- Verify taps shut off completely without dripping
- Check toilet flushes properly and fills without running
- Test shower mixer maintains temperature
Electrical rewiring costs KES 80,000-200,000 for 2-bedroom apartment. Plumbing repairs requiring wall opening cost KES 50,000-150,000 per issue. Emergency repairs during leaks add 50-100% premium. Water damage from plumbing leaks adds another KES 100,000-300,000.
📋 Real Case: Syokimau Apartment
John moved into his new apartment in Syokimau without testing the electrical system thoroughly. Within two weeks, he experienced frequent power trips and discovered several outlets weren’t grounded. An electrician found dangerous wiring with reversed polarity on multiple circuits and insufficient wire gauge for high-load circuits. Rewiring cost KES 165,000. Worse, he couldn’t use the apartment during rewiring, costing another KES 40,000 in temporary accommodation.
Creating Your Comprehensive Snag List
Now that you understand the top five critical defects, here’s how to organize and document everything professionally:
Snag List Format and Organization
Sample Snag List Entry
Proper Documentation Example
Item #: 027
Location: Master Bedroom
Defect: Floor tiles – extensive hollow tiles detected by tap test. Approximately 35% of tiles (estimated 28 out of 80 tiles) sound hollow, concentrated in center of room and near window wall.
Severity: Major
Evidence: Photos #45-52, Video #3
Required Action: Remove and re-lay all hollow tiles with proper adhesive application
Deadline: 30 days from handover
Developer Response: _______________
Completion Date: _______________
Buyer Verification: _______________
Beyond the Top 5: Complete Inspection Checklist
While the five defects above are most critical, comprehensive inspection should cover these additional areas:
The Inspection Process: Step-by-Step Timeline
1Schedule Inspection (1-2 Weeks Before Handover)
Request formal inspection appointment from developer. Ideally schedule during daylight hours for best visibility. If possible, inspect during or shortly after rain to check water issues. Allow 3-4 hours minimum for thorough inspection.
2Hire Professional Inspector (Recommended)
Engage qualified building surveyor, architect, or inspector. Cost: KES 15,000-40,000 depending on apartment size and scope. Professional inspectors catch issues untrained eyes miss and provide credible documentation. Their reports carry more weight with developers and in legal disputes.
3Conduct Thorough Inspection
Follow systematic room-by-room approach. Test every system, check every surface. Take extensive photos and videos. Document everything in writing. Don’t let developer rush you – this is YOUR protection.
4Compile Snag List
Create formal typed document within 48 hours of inspection while memory is fresh. Organize by severity and location. Include all supporting evidence references. Print three copies – one for you, one for developer, one for your lawyer.
5Submit to Developer
Hand deliver snag list to developer with acknowledgment receipt. Include deadline for response (typically 7-14 days). State clearly that handover and final payment are contingent on satisfactory rectification of all critical and major defects.
6Negotiate Rectification
Developer may dispute some items or propose alternatives. Stand firm on critical safety and structural issues. Be reasonable on minor cosmetic issues. Get all agreements in writing with specific timelines.
7Re-inspect After Repairs
Once developer claims repairs complete, conduct second inspection. Verify all agreed items were properly addressed. Don’t accept band-aid fixes – ensure proper repairs were done. Update snag list with completion status.
8Final Handover
Only sign handover certificate and release final payment when satisfied that all critical and major defects are rectified. Include retention clause for any minor outstanding items. Keep copies of all documentation permanently.
🔑 Key Takeaways for Apartment Inspection
Never skip professional inspection before handover – it’s the best KES 30,000 you’ll spend. Focus on the big five: floors, tiles, water, cracks, and systems – these cause 80% of expensive problems. Document everything with photos, videos, and written descriptions. Create formal snag list and get developer acknowledgment in writing. Don’t sign handover until critical defects are fixed. Your leverage disappears after final payment. Consider hiring professional inspector for comprehensive assessment. Budget 3-4 hours minimum for proper inspection. Inspect during or after rain if possible to catch water issues. Remember: developers won’t fix what you don’t catch before handover.
When to Walk Away
Sometimes the number or severity of defects indicates you should reconsider the purchase entirely. Walk away if you discover:
- Multiple significant structural cracks (over 2mm) in concerning patterns
- Evidence of major water damage or active leaks throughout property
- More than 30% hollow tiles or 15%+ in bathrooms/kitchens
- Dangerous electrical issues that indicate systemic wiring problems
- Floor slopes exceeding 10mm per meter in multiple rooms
- Developer refuses to address critical safety issues
- Evidence of shortcuts in construction suggesting broader quality problems
Frequently Asked Questions
Can I bring my own contractor to the inspection?
Yes, absolutely. While some developers prefer you use their recommended inspectors, you have every right to bring your own qualified professional. In fact, using an independent inspector eliminates conflict of interest. Inform the developer in advance as a courtesy.
What if the developer refuses to fix items on my snag list?
First, ensure your snag list items are legitimate defects, not personal preferences. For genuine defects, you have several options: refuse handover and final payment until fixed, engage your lawyer to enforce sale agreement terms, use retention clause if you included one in your agreement, or as last resort, accept handover but hire contractors yourself and pursue developer for costs through legal means.
How long should the developer take to fix snag list items?
Minor cosmetic issues should be fixed within 2-4 weeks. Major defects requiring significant work may need 6-8 weeks. Structural issues requiring engineer involvement may take 2-3 months. Always specify deadlines in writing and build these into your handover timeline.
Should I accept partial handover while repairs are ongoing?
This is risky. If you take possession and make final payment before repairs are complete, your leverage disappears. Only consider partial handover if you have strong retention clause (10-15% withheld) and written agreement with specific timelines and penalties for non-completion.
What’s the difference between snagging inspection and final inspection?
Snagging inspection happens before you accept the property and aims to identify all defects for developer to fix. Final inspection happens after claimed repairs are complete, to verify work was done properly before you sign handover and release payment.
Can I create my own snag list or must I hire a professional?
You can create your own snag list using this guide. However, professional inspectors have experience, training, and tools to detect issues you might miss. They also provide credible third-party documentation that carries more weight with developers and courts. For properties over KES 5 million, professional inspection is highly recommended.
Professional Inspection Services
Don’t risk missing critical defects that could cost you hundreds of thousands in repairs. Our qualified building surveyors conduct comprehensive pre-handover inspections throughout Nairobi and surrounding areas, providing detailed snag lists with photographic evidence and professional recommendations.
We also offer re-inspection services after developer repairs and expert witness services for dispute resolution.
Final Thoughts: Protection Through Diligence
Your apartment purchase likely represents years of savings and sacrifice. The few thousand shillings and several hours invested in thorough inspection pale in comparison to the hundreds of thousands you could spend fixing problems that should have been the developer’s responsibility.
Remember that developers in Kenya’s competitive market face pressure to deliver quickly and cheaply. Quality control often suffers. Your detailed inspection and snag list aren’t adversarial – they’re quality assurance that benefits everyone by ensuring properties meet acceptable standards.
The five critical defects covered in this guide – sloping floors, hollow tiles, water leaks, structural cracks, and electrical and plumbing problems – account for the vast majority of expensive post-handover issues. Master these checks, document thoroughly, and insist on proper rectification before handover.
✓ Your Inspection Success Formula:
- Schedule adequate time for thorough inspection (minimum 3-4 hours)
- Bring proper tools and equipment
- Consider hiring professional inspector for properties over KES 5 million
- Document everything with photos, videos, and written notes
- Create formal typed snag list organized by severity
- Submit to developer with acknowledgment receipt
- Don’t sign handover until critical defects are fixed
- Keep all documentation permanently for future reference
Your dream home should be exactly that – a place of comfort, safety, and pride. Don’t let preventable defects turn your investment into a nightmare. Inspect thoroughly, document meticulously, and insist on quality. You’re not being difficult; you’re being diligent.