Snags Signed Off But Work Poorly Done in Antibes: What Can You Do?

EXPERT ASSESSMENT \u2014 SNAGS

You receive a letter from the developer: \u201cYour snags have been signed off.\u201d You go back to check, and the defect is still there. A crack that was never filled, a window that won’t close properly, floor tiles that sound hollow underneath. The vast majority of snagging sign-offs I inspect in Antibes conceal incomplete or shoddy work. What do you do when the developer tells you it’s finished, but it isn’t?

What you see \u2014 and what it’s really hiding

You see a 2mm crack on an interior wall. The developer shows you a photo of the joint filler applied, and tells you: \u201cit’s been treated.\u201d But look closely and the filler has already cracked again, or it was applied over an active crack. What no one tells you: a crack is never an isolated defect. It often signals structural movement or material shrinkage.

One homeowner had a 3mm crack on a load-bearing poured-concrete wall. The developer had simply filled it with mastic. This kind of case often reveals the real opening width with a crack gauge: 3.8mm, double the tolerance allowed for a new-build home. The developer had \u201csigned off\u201d the snag without treating the cause: differential settlement caused by expansive clay beneath the foundation.

The calculations that change everything: the non-conformity threshold

The NF DTU 20.1 standard for concrete walls tolerates surface cracking of 0.2mm for finishes, but for through-cracks the threshold is 0.3mm. Beyond that, the defect is considered to affect the structural soundness of the building. Article 1792-6 of the French Civil Code (paragraph 1) states that handover is the act by which the developer accepts the building with or without snags. But if the snags haven’t genuinely been resolved, the one-year defects liability warranty (garantie de parfait ach\u00e8vement) applies from the date of handover.

Take a concrete example: a 0.5mm crack on a load-bearing partition wall in Antibes. Using an electronic crack gauge, I measure the opening under load and without load. The variation is 0.15mm, a sign of an active crack. The local stress calculation: \u03c3 = F/A, with a load of 20 kN/m\u00b2 and a section of 0.2 m\u00b2, gives 100 kPa \u2014 double the tensile strength of concrete (50 kPa). Result: the crack is structural. The developer cannot deal with it through a simple filler patch. In practice, they must repair the area by resin injection or recreate an expansion joint.

What happens if you do nothing

Within 6 months, the crack widens. Rainwater (frequent in Antibes) seeps in, causing staining, then mould. After 2 years, the wall can show a 5mm offset, and paint flakes off over 1 m\u00b2. The repair cost rises from \u20ac300 (simple filling) to \u20ac3,000 (structural repair).

But the worst part is the loss of property value. A defect not dealt with within the defects liability period (1 year) can turn into a hidden defect. In Antibes’ tight property market, an apartment with a history of unresolved cracks loses part of its resale value. What no one tells you: the developer is counting on you giving up. They’re banking on you abandoning the claim after a few follow-up letters.

Remedies and warranties: what you can demand

The defects liability warranty (art. 1792-6 French Civil Code, paragraph 2) entitles you to have all defects noted in the handover report repaired, for one year. If the developer claims the snags have been resolved when they haven’t, you must send a registered letter with acknowledgement of receipt disputing the sign-off and demanding a joint inspection. Then bring in an independent expert (like myself) to draw up a technical report. If the developer refuses, apply to the Grasse court for an emergency expert appraisal. Article L261-11 of the French Construction and Housing Code (paragraph 3) states that the seller of a building under construction remains liable for apparent defects for one month after taking possession. But for non-apparent defects, the defects liability warranty runs for one year after handover. In Antibes, I regularly see homeowners who wait too long: once the one-year period has passed, they lose the defects liability warranty and must instead prove a hidden defect under the ten-year structural warranty, which is longer and more costly. Act quickly.

\ud83d\udcc5 Updated 13/08/2026 \u2014 By Cassini Expertise, independent building expert covering the Alpes-Maritimes (06) & Var (83). Free quote: 04 22 46 06 04.

Frequently asked questions

Snags signed off but the work is poorly done \u2014 what can I do?

If the snags have been signed off but the work is poorly executed, you can pursue the contractor’s contractual liability for failing to meet their obligation of result. Send them formal notice to redo the work within a reasonable timeframe, then apply to the emergency judge (juge des r\u00e9f\u00e9r\u00e9s) if necessary. Keep all evidence (photos, correspondence) and have the defects formally recorded by a bailiff.

What are my options for poorly executed work after snags have been signed off?

Signing off the snags does not mean waiving your right to act on non-apparent or hidden defects. You have the one-year defects liability warranty from handover, which covers all defects reported, even if the snags have been signed off. If that period has passed, you can invoke the two-year warranty (fittings and equipment) or the ten-year structural warranty depending on the nature of the problem.

Snags signed off but the work is non-compliant \u2014 what can I do?

Signing off the snags is a written act confirming agreement on the work, but if that work does not comply with the contract, you can demand it be brought into compliance. Send the contractor formal notice, then, if nothing happens, take the case to the Judicial Court. Check whether the non-compliance is apparent or hidden, as this changes which warranty periods apply.

📅 Mis à jour le 25/09/2026 — Cassini Expertise, expert bâtiment indépendant (06·83·13·40).