Eight steps to moving in
| Step | What happens |
|---|---|
| 01 Practical completion | The work is substantially complete. The defects period starts, half the retention is released and the site passes back to you. |
| 02 Snagging inspection | A systematic walk through the house, recording defects and unfinished items. The list goes to the builder in writing. |
| 03 Snags put right | Major items before you move in; minor cosmetic items can follow. |
| 04 Completion Certificate submitted | Through eBuilding Standards, confirming the work matches the warrant. |
| 05 Building Standards inspection | The council checks the house against the approved warrant. |
| 06 Acceptance | The Completion Certificate is accepted. You need this to move in, for your lender and for your VAT claim. |
| 07 Moving in and final payment | The certified balance is paid to the builder, less the retention still held. |
| 08 VAT reclaim | Within six months of completion. |
Hold on to the retention
The retention held for the defects period is your leverage for snagging and first-year defects, however hard the builder presses for it.
Get the snagging right
Snagging is your last real leverage over quality before the builder leaves site. A room-by-room approach catches far more than a walk-through.
Documents you should receive
- As-built drawings showing any changes
- Guarantees for the roof, windows, kitchen, bathrooms and other installations
- Heat pump guarantee and commissioning certificate
- MVHR commissioning report showing airflows at every terminal
- Electrical Installation Certificate (to BS 7671) and plumbing and heating certificates
- Energy Performance Certificate, which must be displayed in the home
- Airtightness test certificate
- MCS certificate for the heat pump
- Operation and maintenance manuals
- Structural warranty documents
- The accepted Completion Certificate
- Evidence that every planning condition was discharged
Don't forget the VAT claim
It's easy to let the claim slip after moving in, but the six-month deadline is fixed.
Questions
Can I move in before the Completion Certificate is accepted?
Not without the council agreeing to temporary occupation. Moving in early can also cause problems with your lender, insurance and VAT claim.
What if Building Standards finds a problem?
It's put right and the certificate is resubmitted, which can add weeks. Keeping on top of notifications during the build avoids most surprises.
General guidance for Scotland, not legal, tax, financial or planning advice for your project. Rules change, so check current official guidance and take advice specific to your site before acting.
