Delivery Inspection / Snagging
PDI · snagging list · punch list · pre-delivery inspection · handover inspection
Definition
A delivery inspection, commonly referred to as snagging, is the formal physical examination of a newly constructed property conducted by a buyer or surveyor prior to final legal possession. Its purpose is to identify construction defects, cosmetic flaws, or contractual non-compliance, compiling them into a snagging list for developer rectification.
In detail
Understanding Delivery Inspection and Snagging
A delivery inspection (also known as snagging or a pre-delivery inspection) is a vital quality-assurance phase in the property acquisition process. It takes place after the developer declares a project substantially complete, but before the buyer signs the final legal handover document and accepts physical keys.
During this procedure, the buyer or an independent building surveyor conducts an itemized technical audit of the property to ensure that all structural, mechanical, electrical, plumbing, and aesthetic components meet contractual specifications and regional building codes.
Primary Scope of an Inspection
1. Structural & Cosmetic Finishes: Checking wall alignment, plaster uniformity, floor screed levelness, paint finishes, tiling grouting, and window/door seals.
2. Mechanical, Electrical & Plumbing (MEP): Testing electrical socket grounding, voltage, circuit breakers, pipe pressure, drainage rates, and HVAC system integration.
3. Contractual Compliance: Verifying that installed fixtures, layout dimensions, and materials match the original Sales-Purchase Agreement (SPA).
The Snagging List
The formal output of this process is a snagging list (or punch list). Defects are documented and categorized:
- Minor Snags: Cosmetic issues such as paint scuffs, unadjusted cabinet doors, or minor grout gaps.
- Major Defects: Active plumbing leaks, ungrounded wiring, cracked window panes, major floor slopes, or absent ventilation.
Once compiled, the snagging list is formally presented to the developer, who is obligated under the contract to rectify the listed defects within an agreed timeline before final settlement.
Georgian context
In Georgia's real estate market, delivery states vary significantly, ranging from 'White Frame' and 'Green Frame' to fully finished ('Turnkey') condition. Consequently, a delivery inspection must be tailored to the delivery framework specified in the contract. Inspecting a White Frame property focuses on raw plastering quality, concrete screed leveling, window installation, and utility stub integrity rather than cosmetic paint or tiling.
In Georgia, the inspection culminates in the signing of an Acceptance-Handover Act (migh'eba-habarebis akti). Under Georgian civil law, signing this act without attaching a formal written list of defects severely limits the buyer's legal recourse for visible non-conformities later. Because foreign buyers frequently acquire property remotely in Tbilisi or Batumi, hiring third-party inspection firms or authorizing a local legal representative via Power of Attorney (POA) to conduct the snagging walkthrough is standard practice.
Real example
An investor purchases an off-plan apartment in Tbilisi delivered in 'Green Frame' condition. Before executing the final Acceptance-Handover Act, the investor hires a local engineering surveyor for a delivery inspection. The surveyor identifies non-grounded electrical sockets in the kitchen, a 12mm deviation in the bedroom floor screed, and poor sealant along the balcony window frame.
The surveyor compiles a photographic snagging report attached to a formal non-acceptance notice. The developer signs the notice, committing to rectify the issues within 14 business days. Following a successful re-inspection, the investor signs the final Acceptance-Handover Act and receives the keys.
Common mistakes
- ×Signing the Acceptance-Handover Act before conducting a detailed physical inspection.
- ×Assuming 'White Frame' or 'Green Frame' deliveries do not require technical snagging.
- ×Failing to test basic utilities such as water pressure, socket grounding, and drainage flow.
- ×Not attaching the written snagging list directly to the official legal handover documents.
- ×Conducting inspections without adequate lighting or necessary testing equipment.
Frequently asked questions
Can I hire an independent company to do a snagging inspection in Georgia?
Yes. Independent engineering and survey companies operate in major Georgian markets like Tbilisi and Batumi. Engaging a third party is strongly advised for international investors, as professional surveyors use technical tools such as laser levels, thermal imaging, and electrical testers to detect hidden issues.
What happens if a developer in Georgia refuses to fix defects on the snagging list?
If a developer refuses to fix valid defects, you should withhold your signature from the final Acceptance-Handover Act. The Sales-Purchase Agreement generally outlines dispute mechanisms and remedy timelines. Unresolved disputes can be escalated legally under Georgian civil law.
How long does a developer in Georgia have to fix items on a snagging list?
The rectification timeframe is determined by the Sales-Purchase Agreement, typically ranging from 14 to 30 business days. A follow-up re-inspection should always be performed prior to signing the final handover act.
Is a delivery inspection necessary for a 'White Frame' apartment?
Yes. White Frame includes essential elements like concrete screed, wall plastering, utility conduits, and windows. Deficiencies in floor leveling or window sealing at the White Frame stage can create major costs during the subsequent interior renovation.
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