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New Home Warranties – What they do and don’t cover

New home warranties are designed to offer buyers peace of mind that any defects in their home will be put right. But, while warranties typically last 10 years, what’s covered in that period is not as straightforward as you might think.

What new home warranties do and don't cover

Buying a new build home should mean you encounter fewer problems than you would with an older property. Unfortunately that’s not always the case. If you move into a newly built property, you’re going to want reassurance that the developer will fix any problems that occur. And that’s where building warranties come in. 

What is a building warranty?

A building warranty is essentially an insurance policy for newly built homes. The warranty is taken out by the builder or developer but is in place to protect you, the buyer.

Who provides new build home warranties?

There are three main providers of new home warranties – the National House-Building Council (NHBC), Local Authority Building Control Warranty (LABC) and Premier Guarantee. These operate under the Consumer Code for Home Builders.

The NHBC warranty is the most common, covering 80% of the new build market.

There are also warranty providers operating under different codes of conduct. BLP, for example, adheres to the Consumer Code for New Homes (CCNH). The BLP Warranty is a little different to the three above because the builder does not have to pay a membership fee to purchase a warranty, a BLP warranty can be issued for a property that is already a year old and BLP will step in to fix any defects from day one. NHBC, LABC and Premier will all expect the builder to remedy any defects within the first two years and will only step in if there is a dispute.

The Federation of Master Builders (FMB) also offers a warranty under the new Consumer Code for New Homes (CCNH) while Checkmate warranties operate under the Consumer Code for Builders of Homes for Sale.

How long do warranties last?

Typically, building warranties last for 10 years. 

What do they cover?

If you buy a home off plan (i.e. before it is built) as is often the case with new builds, once you exchange contracts your warranty will cover your deposit against the firm going insolvent. This means if the builder goes bust and doesn’t start or complete the property your warranty provider will reimburse your deposit.

Once the property is built, the warranty is split into two periods – the defects insurance period, which covers the first two years, and the structural insurance period which covers years three to 10.

During your first two years in the home, if there are issues with the work the builder has done, such as the windows letting in rain because they’re not sealed properly or the heating not working because the pipes are faulty, the builder is obliged to come and fix them.

During the structural insurance period, the builder is only responsible for major problems with the structure of the house. This includes foundations, the external render, roofs, ceilings, chimneys and load-bearing parts of the floors.

Smaller ‘defects’ are now your own responsibility, including non-structural defects such as problems with your gutters or fixtures and fittings.

It’s important you are clear on when your warranty kicks in so that you can make a note of when the initial two year period will expire

What don’t they cover?

Understandably, natural wear and tear isn’t covered by a new home warranty, neither is weather damage or any problems resulting from you not maintaining the property adequately.

Damp and condensation may be covered but only if they have occurred as a result of the builder’s failure to comply with the warranty provider’s standards (in other words, if it’s the builder’s fault!)

Be careful of the small print

As all warranty providers are insurers, it’s worth noting that they may not always be as willing to carry out (and pay for!) remedial work. As is always the case with insurance, the small print is key. Make sure you read all of the documentation and question anything that doesn’t seem quite right.

What do I do if I spot a defect?

Make sure you contact the builder as soon as possible. Keep a record of all communication including dates and times of telephone calls. This will be needed if there are problems with getting your builder to address the issue.

Both the LABC and Premier Guarantee warranty policies have a £1,000 excess. This means you’ll pay the first £1,000 of each claim made under the warranty

What if the builder won’t honour the warranty?

The three approved providers of warranties in the UK all adhere to the Consumer Code for Homebuilders. The code features a dispute resolution scheme which you can use during the first two years if the builder won’t carry out the necessary remedial work. 

Remember, the builder will only be liable for problems detailed in the contract. We’d always advise buyers to make sure there is a “snagging” provision to allow you to get little issues sorted – such as doors catching on carpets – directly with the developer.

See what’s involved with a Snagging Survey and whether this may be worth considering

What if I move house?

If you move, the warranty is transferred to the buyer of your home. Any work you have done on the home yourself – such as loft extensions or conservatories – will not be covered by the warranty. If you are buying a new home from a previous owner it’s also worth noting that the company warranties supplied for such works are not always transferrable. In other words, if the seller had a conservatory installed with a ten year guarantee from the installation firm, when they sell the house to you the guarantee often becomes invalid.

Can warranties affect my mortgage application?

They can do. It’s a condition of most mortgage applications that a warranty must be in place if you’re buying a newly built home.

Should I take out home insurance too?

Yes you should. Aside from the fact your mortgage lender will more than likely require you to have home insurance in place, it’s just good sense to protect your investment. The new home warranty only covers problems that are the builder’s fault. If your home floods because of bad weather or is damaged in a fire you won’t be covered.

Leave a comment (82)* Required

  1. My mother bought a bungalow in 2012 there were several issues with snagging problems that the builder wouldn’t come back & repair, last year the roof leaked in three different areas, so three rooms. I called a roofer too repair it, my mother has recently had yet another leak, I contacted the builder, too enquire who he had a warranty with, & was told he took out a five year warranty which has now expired, & too put in a claim with my mums insurance, this dosent sound right too me. What do you think many thanks

    Comment by Donna Maria — November 22, 2020 @ 5:13 pm

  2. I have a New Build Guarantee from Zurich Insurance (subsequently taken over by East West). In 2012, within the Developer Guarantee Period (DGP), I had a rainwater ingress which the developer attended to promptly and at their own cost. But the underlying cause was not investigated properly, the repair was inappropriate and the ingress returned. The developer was chased repeatedly but did not undertake further work. Zurich stepped in and tried to help but the Developer stopped them by stating that they would take action. But they did not. The leak has been intermittent so the developer has not felt pressured to act. This summer, the leak was extremely bad and the Developer finally agreed to act. They now want to charge all costs of the repair to residents. New Build Insurance have told me the Developer should cover the costs as it is a latent defect. How to argue this case with the Developer? They have seen what is excellent documentation but have sent a Surveyor on to the roof and said that the Surveyor has not found any latent defects. Surely the fact this started within the DGP, was accepted as a latent defect and was not repaired means it remains a latent defect?

    Comment by Caroline — November 17, 2020 @ 11:57 am

  3. I moved in to a newly converted apartment 2 and 1/2 years ago. It’s an old mill and we’re in the engine house. The windows run from our neighbours above down to the neighbours below. They’re in sections and all wood. Since we moved in when the rain is heavy and the wind blowing the rain is getting through the frame somehow but it’s through the plaster and is between the void between our apartment and the neighbours above. The builder keeps fobbing us off and are not getting to the root of the problem. We’ve evidence that it’s been happening since we moved in. The builder is coming again on Monday to have another look which he’s done on several occasions but still the problem persists.

    Comment by Sharlene Ashton — October 31, 2020 @ 12:47 pm

  4. Hello
    I’m about to exchange on 1 of 7 flats in a converted warehouse. All the flats are brand new and the development has only just been finished. Today, I’ve been told by the developer’s agents that 10 building warranties don’t apply because technically, it is not a ‘brand new house’.
    Is this correct? I can’t seem to find the answer anywhere.

    Comment by Mel Barren — October 23, 2020 @ 2:56 pm

  5. Hi,

    We moved into our house last year, and given the price of flooring offered by the builder was twice that of a premium independent specialist, we decided to go with the latter. Since the flooring (amtico) has been laid, the vast settlement in the house has caused there to be gaps between tiles and between the tiles and the walls.

    Can i claim builder liability here for the sheer volume of settlement, or is it just what it is and you pay twice as much for that cover for them to then be liable?


    Comment by Jamie — October 21, 2020 @ 1:50 pm

  6. Hi I’ve owned this house from new 7 years now the builders when under and stopped paying for the cover
    I looking for cover to take it to the 10years so that I can sell it and the buyer can get a loan on it
    What company does this type of cover

    Comment by Andrew Bond — October 17, 2020 @ 11:14 am

  7. Are warranties issued for conversions? I live in one of six flats in a converted house. The whole interior was re-figured and newly built.

    Comment by Carol Warren — October 12, 2020 @ 3:49 pm

  8. I brought a new build in 2012 , so 8 years old . My boiler has packed up ( have just been told that boiler which has been installed is more than 8 years old ??
    Is this right as I thought I would have a NEW boiler than a reconditioned one .
    Please help

    Comment by Vicky davis — October 8, 2020 @ 2:47 pm

  9. Your literature is knowledgable. Is it applicable to Student property or not. Kirklees building regulation authority passed the building. I bought and paid full money. Then Building and fire regulation authority got a bright idea and they found the defects . The building is closed for business. What to do now? ANY HELP
    Do you know how did they do it?

    Comment by Manohar Singh — September 22, 2020 @ 8:36 pm

  10. I purchased a new build Bloor home Dec 2018, earlier in the week we had a flooring company out to look at the defect to out kitchen floor. Upon lifting up the flooring they discovered that half the kitchen floor was damp. I had reported after we moved in that I had spotted mould in the kitchen but was told it was my cleaning that was the issue rather than a build defect. I have contacted Bloor to see what they will do to fix the water leaking in to the kitchen but have been told they will contact me next week. What are my legal rights ? I don’t know where the leak is coming from, the floor fitters seemed to think that it’s due to our kitchen double doors not being sealed properly.

    Comment by Katrina — September 10, 2020 @ 7:58 pm

  11. We have just came out of our two year warranty with Taylor Wimpey and our washing machine was not working. We purchased a new one and went to fit it and noticed that the current integrated washing machine had been fitted without a socket directly to the internal electrics so we contacted an electrician to help fit this. Upon their inspection it has become apparent that the earth is missing on this installation by Taylor Wimpey. Obviously this is a health and safety issue as the washing machine hasn’t been earth protected the whole time its been fitted, which has been since we have lived in the property. We’ve reported it as soon as we have found out and Taylor Wimpey has dismissed this instantly as they claim its outside of the warranty period, however, this is a dangerous and unsafe installation which could have resulted in someone’s death. What options do we have and is this something covered until the NHBC warranty?

    Comment by Charlotte — September 2, 2020 @ 8:24 pm

  12. Build zone? As anyone had problems with them, I have a badly built new home so plenty of snagging, I got in touch with Build zone who informed me in the policy in the small print there was a clause that building defects and snagging for the first two years would not be covered, only structural, what can I do now? My patio is uneven and lifting everywhere making it dangerous, plus it can’t be used and accessed when raining due to large puddles of water laying for a long time, I have interior work that needs addressing but that can wait,
    What can I do now

    Comment by Gary — June 26, 2020 @ 7:34 pm

  13. I am in a Bellway new build and my defects insurance period expired November 2019. Prior to it expiring I had some repair work done to my guttering due to a defect (split in connection and water dripping through). It was my understanding, after this work was completed the insurance period would be extended for a further 2 years as the work was completed during my initial period. I have the same issue happening and after having contacted Bellway they have told me this now falls under home owner maintenance. Surely this isn’t right? Please can you advise? What should I do?

    Comment by Rebecca — June 9, 2020 @ 1:02 pm

  14. I have a new home built by Redrow 2.5 years which is out of the developers warranty. During that period we had both site representatives and manufacture/suppliers attend to our bifold doors due to problems with locking them properly. My understanding is that as remedial work was undertaken this then extends the builders warranty for a further 2 year period, is that correct?

    Comment by tom wylie — June 2, 2020 @ 12:33 pm

  15. I live in a new build home, 14 months into a 2 year AHCI warranty. The developer of my new build owns my freehold and is planning on selling it to a third party. When the freehold sells, does this change the developer’s obligations to put right any outstanding defects? Thanks!

    Comment by Ricardo — May 24, 2020 @ 7:16 pm

  16. I bought my Keepmoat home in December 2010 and the separate garage is situated to the rear of the building. I have discovered a tree growing between the interior wall and the external wall, which is nearly the height of the garage roof. I am worried that this may cause severe damage to the garage foundations and roof.
    Please can you advise on my next course of action?


    Comment by Ken Lowes — April 21, 2020 @ 8:04 am

  17. I bought a new home on a complex of 7 new properties. I purchased mine in October 2018 and unfortunately the builders ceased trading through liquidation in March 2019. The private access road was left incomplete i.e. it was left unsurfaced and the drainage is inadequate.
    We are covered by an architects insurance rather than the NHBC. Can you advise how I would persue a claim for incomplete work.

    Comment by Lyn Whittaker — March 11, 2020 @ 7:12 pm

  18. If there is a problem with the property after two years e.g. Structural issue who sorts and pays if the initial builder has gone into voluntary liquidation? Thanks.

    Comment by Sarah — February 14, 2020 @ 11:43 pm

  19. Hi, we recently purchased a new build from a small developer in Lincolnshire. We noticed that the roof was making horrendous noises in even a moderate wind shortly after we moved in and raised this with the developer. During the storm at the weekend we lost 12 tiles on opposite sides of the house which appears to be as a result of the defective roof. The developer just blamed storm damage and will not accept that there is anything wrong with the roof despite us informing him of the issues weeks beforehand. The warranty provider is an independent and is not responsive so we are not sure where to turn. We believe that the roof has not been constructed in accordance with BS5534 and as such is likely to be not building reg compliant. I do not want to issue court proceedings but feel that is where this is heading. Any advice?

    Comment by Kevin — February 13, 2020 @ 3:23 pm

  20. Hi,
    We have ongoing issues with the drainage in our garden making the grass area uneven and waterlogged. We haven’t been able to use our grass area since we moved in 7 months ago. Our developers keep delaying it months and months, would be eligible for any compensation as our garden has been out of use since we moved in?

    Comment by Lois Powell-Richards — February 3, 2020 @ 3:26 pm

  21. Hi, we bought a new build property from places for People July 2019. there is draughts coming through from underneath integrated fridge area which I brought to their attention beginning of December 2019 as yet they have not inspected the property to find out the reason even after numerous emails. however, my main issue is with the windows. We have had the company who provided and installed out to fix draughts and leaks 10 times now. they have stated there is no more they can do with them. I believe they are not fit for purpose. This has been going on since we moved in and still to date I haven’t had any further communication from the builder as to when these will be replaced. Please help

    Comment by Agnes — January 23, 2020 @ 12:56 pm

  22. Hello Diane, was Alpha the underwriter? If so you’ll find more information here. You’ll need to arrange replacement cover and you can use the British Insurance Brokers’ Association’s ‘Find-A-Broker’ service and they will be able to help you.

    Telephone: 0370 950 1790

    Email: fab@biba.org.uk

    Comment by HomeOwners Alliance — January 7, 2020 @ 10:39 am

  23. we purchased a new build property in 2018, The company providing the 10year warranty has gone into liquidation. Where does this leave us now. Is the house unsaleable without this.

    Comment by Diane Morton — January 6, 2020 @ 4:46 pm

  24. We bought a newly built apartment from Cala in 2017. We have ongoing problems in communal areas with: fire and safety system, road surface (Kerb are not installed properly), lights do not work properly, lift has a problems. Our factoring company LPM doesn’t address any problems to Cala, they charge us for fixing all problems. I’ve asked Cala to provide the starting date of a warranties and the end date for all mentioned items. Cala declined to answer. What is the solution? Thanks and regards,

    Comment by Mrs Douglas — December 28, 2019 @ 8:28 pm

  25. Dear Andrew – If you haven’t already started the project you may be able to get an architects certificate. This isn’t a warranty but may satisfy the mortgage company. Would suggest you ask the mortgage provider if this would be acceptable for mortgage purposes. You can find architects here https://hoa.org.uk/services/find-an-architect-near-me/. In addition, some warranty providers do sell policies directly to individuals. However, suggest you read the details of the cover carefully.

    Comment by HomeOwners Alliance — December 20, 2019 @ 9:30 am

  26. We are converting a barn in to our residence and our mortgage provider has requested a warranty how do we go about this given that we are self builders?

    Comment by andrew loudon — December 19, 2019 @ 6:08 pm

  27. Dear Jonathan – Please have a look at our guide on your rights with new build properties. https://hoa.org.uk/catalogues/buying-a-new-home-your-rights/index.html. there is alots of information in here that you may find useful

    Comment by HomeOwners Alliance — December 11, 2019 @ 1:27 pm

  28. We are in a new build property and our vent in the bathroom blew the other day sparked and went bang,I contacted the builder but have had no response so I called a company called farm wood who did an inspection today,they found that the ducting wasn’t attached to anything so the water flowed back down the ducting and caused the shortage,so in effect anytime we showered and had the extraction on it was going into the loft,on top of that they installed a 240v vent in a zone 3 bathroom,which is against building regulations,I contacted ICW our new build warranty company and they said the 2 year defect warranty has expired,my point is that this could of caused a fire due to incorrect installation,where do I stand please
    We haven’t had the quote from farm wood yet but it looks like they have to attach a new vent,ducting and also install an outside vent which would incur removing tiles on the roof and scaffold.
    Surely I have some rights here? Due to them. It following building regulations ?

    Comment by Jonathan — December 11, 2019 @ 10:44 am

  29. Dear Andy – I would contact your warranty provider and explain this to them as they have the structural warranty for the rest of the period.

    Comment by HomeOwners Alliance — December 6, 2019 @ 11:20 am

  30. Hi, I have water ingress from my roof causing significant mould to my loft beams. I paid for a roofer to investigate and I have been advised that the screws that hold the joining pieces to the ridge of my roof should be installed with either rubber or foam washers to ensure it is water tight. However none of these screws have been installed with any washers which is the cause of the water leak. The roofer therefore concludes that these have been installed incorrectly. I bought the house nearly 6 years ago from Taylor Wimpey and so it is out with the standard 2 year warranty. However because these have been installed incorrectly (but only just noticed) and it is not an issue that has developed over time, do Taylor Wimpey have an obligation to fix this issue? Thanks for any feedback. Andy

    Comment by Andy — December 5, 2019 @ 2:07 pm

  31. Hello Chris, you’ll need to check your purchase documentation to check whether you have any warranty cover. If you do, it’s likely to be for structural issues only.

    Comment by HomeOwners Alliance — December 3, 2019 @ 4:39 pm

  32. I’ve bought a 5 year old new build but discovered a a lot of snags that the original owners should have hit fixed but didn’t. Am I in a position to have them fixed under warranty? These include an uneven floor and misplaced radiators that doors smash into

    Comment by Chris M — December 3, 2019 @ 8:31 am

  33. Dear William – Unfortunately our understanding is that it would be the policy holder who has to find new cover rather than the developer.

    Comment by HomeOwners Alliance — November 20, 2019 @ 5:03 pm

  34. Our insurer (Alpha) has gone into administration. Is the developer who sold the new property to us in December 2016, liable to meet the cost of providing replacement cover? The 10 year warranty was a key element in our selecting the property, can the developer ignore his liabilty?

    Comment by William Ball — November 18, 2019 @ 5:17 pm

  35. Dear Dan – I would suggest you get in touch with your warranty provider. Although it has been more than 2 years, the problem started before the two years. They may be able to offer some assistance and talk to the developer for you. Please also have a read of this document which may also help https://hoa.org.uk/catalogues/buying-a-new-home-your-rights/index.html

    Comment by HomeOwners Alliance — November 15, 2019 @ 10:32 am

  36. We have a home with larkfleet and have been here 2 years and a month! Over the last 6 months a damp smell from the ensuite started so we cleaned the shower and the traps and it briefly helped. Recently the false wall downstairs which houses the vertical pipe from the ensuite above started developing damp patches. We brought in a well respected plumber who cut a hole in the wall. The insulation is black and mouldy, the wooden stud work is mouldy and when a camera was used to asses course and location of the leak, he said in his professional opinion that the fault is with the builder and the workmanship is at fault. He also said due to the rate of mould and damp this has been ongoing for at least 12 to 24 months if not longer and probably links back to when the plumbing was put in. Larkfeelt wont get involved and I’m sure the year 3 to 10 warranty wont cover it, what can we do?

    Comment by Dan — November 13, 2019 @ 6:18 pm

  37. We live in our self build house just coming up for two years. We selected contractors to complete all aspects of the job. We have 10 year warranty.
    The roof is leaking and needs urgent daily extensive repair due to incorrect materials. The contractor committed suicide a year ago and the business has ceased. Where do we stand ?

    Comment by Jocelyn Cousins — November 8, 2019 @ 4:17 pm

  38. Hello Lawrence,

    For some people they will be in breach of their mortgage terms and conditions if they do not have a valid defect policy for their property. Some people have told us that they are worried they may not be able to sell their property without a policy in place.

    We’d suggest that you seek professional advice on obtaining replacement cover as soon as possible by contacting a suitable insurance broker who specialises in latent defect/structural damage policies.

    Contact the British Insurance Brokers’ Association’s ‘Find-A-Broker’ service and they will be able to help you.

    Telephone: 0370 950 1790

    Email: fab@biba.org.uk

    Comment by HomeOwners Alliance — November 5, 2019 @ 2:43 pm

  39. Hi, we live in a 5 year old home and the company that provided our warranty has gone under. In a letter it stated that they were unable to find a replacement company to provide the cover so have sent a cheque to cover the remaining portion of the premium that will now not be used. Do I need to find cover for the next 5 years. We do have building insurance. Thanks for you advice.

    Comment by Lawrence — November 1, 2019 @ 4:48 pm

  40. Dear Mark – Sorry to hear of this issue for you. I would suggest you get in touch with the developers again as they should be talking to the installers rather than yourself. Please also have a look at this guide which explains your rights in relation to problems with new builds https://hoa.org.uk/catalogues/buying-a-new-home-your-rights/index.html

    Comment by HomeOwners Alliance — November 1, 2019 @ 12:04 pm

  41. Hi.

    Moved from Berkshire to Bullo Pill on 28/03/19 and bought a new house. The house had been standing for just under 2 years so we requested from the Developers that everything would be checked before we moved in and received email from Estate Agents to that affect! Installed in the house are eco solar panels for the hot water. We noticed that at times during the day that it sounded like water running which is quite noisy. Never had these before so thought it was normal until I checked with my neighbour who has identical house and he said his doesn’t make the noise. Contacted the builder who gave the me the installers details and they think the system needs flushing which will cost nearly £400. They also confirmed that their 2 year warranty had run out plus they had not been contacted by the Developers to service the solar panels, which they recommended every 12 months. Contacted the Developers (people who put money up for builders) who feel that it is not their responsibility, even know they confirm via the estate Agents that everything would be checked and all warranties would start from the day we moved in! I have researched the internet but can’t find anything specific but I am sure that there must be a law (whether it be Consumers Act…), so looking for your advice on this matter.

    RICS agent says that house only covered for structural, but surely I am covered for a Defects Insurance Period of up to 2 years?certificate etc. attached.

    I look forward to your reply.

    Kind regards

    Mark Gay

    Comment by Mark Gay — November 1, 2019 @ 11:56 am

  42. Dear Moira – Sorry to hear of these issues you are having. I would suggest initially that you give your own insurance company a ring and see what they suggest. They may wish to send someone out to have a look and then let you know how any claim might proceed

    Comment by HomeOwners Alliance — October 30, 2019 @ 10:11 am

  43. Hello I bought my old build home from a developer who was building a newbuild added onto the terraced home I purchased. The newbuild appears to be moving away from mine as there are gaps now where the mastic was attached to mine. I have had several cracks appear in mine internally and some step cracks externally from the front window ledge down towards the newbuild. Can I claim against next door for costs of repairs? Would I claim against the developer? Or the bewbuild 10 year guarantee. The newbuild is now more than 2 years old.
    I am worried sick now in case it gets really bad.
    Thank you

    Comment by Moira — October 29, 2019 @ 5:54 pm

  44. Hello A Dixon, are you building a property yourself or are you buying a new build? If you’re buying a new build, the warranty is usually (but not always) provided by the developer or builder so you don’t have to secure one yourself. If you need a little more information, you can email us at hello@hoa.org.uk and tell us a bit more about your situation.

    Comment by HomeOwners Alliance — October 29, 2019 @ 10:29 am

  45. How long does it take to secure a warrantee?

    Comment by A Dixon — October 29, 2019 @ 7:02 am

  46. Dear Liz – please feel to contact us at hello@hoa.org.uk with more detailed information

    Comment by HomeOwners Alliance — October 18, 2019 @ 2:25 pm

  47. Hi
    Looking for advise on a builders warranty

    Comment by Liz Lavers — October 17, 2019 @ 8:50 pm

  48. Dear Farhan – The developer should be able to provide you with a draft copy even if they can’t provide a signed copy for you to have a look through before contracts are exchanged. I would suggest you ask your conveyancer to try and push for this for you

    Comment by HomeOwners Alliance — October 18, 2019 @ 12:15 pm

  49. I am buying a new build property, I received the legal document but the 1years developer warranty and 10 NBHC warranties are missing. I raised this with my solicitor who forwarded me developer solicitor’s email saying that the 2 year developer warranty will be provided on the Demo day which is after contract exchange. Can someone tell me is it legally acceptable to by buy an insurance without knowing the details until you are legally bound to it .

    Comment by Farhan — October 17, 2019 @ 10:15 am

  50. Hi, we are 3 months out of our 2 year warranty on our new build property – with our developers. Ive just discovered our “new boiler” is leaking into our microwave below it, rendering that now dangerous to use. Can I ask do we have any standing for repairs and replacement with both the boiler and damaged microwave now our new build warranty has expired??

    Comment by Tracy — September 25, 2019 @ 3:17 pm

  51. Hi. I’m in my new build house 2 years. Part of the contract with the developer when buying the house was a 10 year structural warranty on the property. He was responsible for organising this and he took it with CRL and the underwriter was Alpha – who have now gone bust. I, along with nearly 40 other homeowners have no warranty – does the developer gave a legal responsibility to organise new structural warranty? Thanks

    Comment by Ciaran — August 29, 2019 @ 5:08 pm

  52. Dear Kelly. Really sorry to hear your company has gone bust. There are some warranty providers that provide warranties on existing homes. I understand that the British Insurance Brokers’ Association’s ‘Find-A-Broker’ service can help in relation to this as well.

    Comment by HomeOwners Alliance — August 28, 2019 @ 3:42 pm

  53. can you tell me if this can be taken out on a 4 year old house. our current 10 year policy paid almost 2k they have gone bust

    Comment by Kelly — August 27, 2019 @ 10:04 pm

  54. Hi, I am working on behalf of my son who bought a Redrow home in West Wick Downton, there has been an ongoing problem with the fake chimney for about five years, my son had to pay a thousand-pound excess before he could get them to even look at the chimney, as it turns the chimneys Redrow used at the time were not fit for purpose and they come with a ten year warranty, so after getting legal advice I am intending to get the excess back, I have photographic evidence and verbal from the Boss of the roofing contractor that the chimney was at fault and had an ingress of water through the top of the chimney which is fiberglass, the job is still ongoing with scaffolding on the house Ready to fit new chimney from a different manufacturer, it was lifted on by crane two weeks ago but guess what it would not fit the wrong angle to fit roof pitch so now gone back to be rectified, if I have sent this to the wrong person please pass on to who can sort this out, if i bought a car with a warranty I would not expect to pay a massive excess to get it fixed , During the structural insurance period, the builder is responsible for major problems with the structure of the house. This includes foundations, the external render, roofs, ceilings, chimneys and load-bearing parts of the floors.

    Comment by Brian Blanchard — July 13, 2019 @ 9:13 pm

  55. Hi Natalie, you’re best to ask this question direct to your warranty provider.

    Comment by Sara Hind — July 15, 2019 @ 2:51 pm

  56. Could you advise if fitting Venetian blinds by screwing fittings into the window frames would affect my New Build Warranty . The recess of the windows has lintels inside making drilling there extremely difficult so fixing blinds directly to the frames would be much easier

    Comment by Natalie Simpson — July 10, 2019 @ 2:15 pm

  57. Our detached new build property advertised as “surpassing all expectations” has no defect as such as it meets building regulations with ‘limited adequate’ acoustic insulation. However bathroom noises can be clearly heard from beneath ceiling and other side of wall. This is very disappointing. Do we have any redress please.? Would be grateful for any advice as our builder is unwilling to help.

    Comment by Mrs Hill — April 29, 2019 @ 3:43 pm

  58. Hi I brought a flat as a new build a yer ago and since then the NB warranty provider has gone bust. The freeholder (weeley Properties LTD ) refuses to replace it or even to communicate with anyone over it. Since November last year i have tried to sell the apartment and did twice but lost both sales due to the lack of NBW.
    Can you help me please -doex the builder have a legal requirement to get a replascement NBW ? There are 26 other flats in this build that are also not covered. Is it legal for him to block our sale this way? Is there anything i can do to get out of this situation?

    Comment by Steven Martyn — April 17, 2019 @ 12:33 pm

  59. Sorry also will this affect remortgaging. Thanks

    Comment by John m — April 11, 2019 @ 7:42 pm

  60. Sorry John you have had to pay for a new policy. I would suggest that as it relates to your policy documentation then it is probably worth contacting Build Zone directly in relation to this. On some insurance policies damage to these is not covered. Always best to check with them what the endorsement means and why it is there.

    Comment by Marianne Cole — April 12, 2019 @ 2:47 pm

  61. Dear sir.
    We had a warranty with Alpha insurance who are no more.

    Went to Build zone for the last remaining 8 years.cost 3000 pounds.
    Paid my money and I noticed an endorsement.

    Can you tell me is this normal.
    Endorsement says.this policy excludes any loss or damage caused by underground drainage system.

    Is it because the house is already built.
    Kind regards


    Comment by John Marmo — April 11, 2019 @ 7:39 pm

  62. Helo

    We have a big leak under the master bedroom shower. We have been in the property for 2.5 years.

    During our 2 year warranty period we did make a complaint that we could hear a dripping noise in the master bedroom, the building company came round and confirmed that we didn’t have a leak and explained the noise was most likely “building settling noises”. I am not sure how much investigation work they actually did..

    We are not told from the management company that it is our responsibility and this needs to be covered by ourselves. This is going to be a big job, we will need to dry out, retiling etc.

    Do we have a case for the the damage to be covered from the building company or the management company?

    Cheers , Michael.

    Comment by Michael Kenway — April 6, 2019 @ 4:40 pm

  63. The Certificate is a statement from the Consultant that the construction of the property has been monitored and has been built in accordance with the applicable building regulations and plans, and is completed to a good standard. Unlike the warranty cover, there is no provision should the developer cease trading so issues can arise in these circumstances, either prior to completion or after.The provision of a Professional Consultant’s Certificate, although acceptable to some lenders, does not therefore provide a similar level of cover nor the certainty of an NHBC warranty. It can be the only way to ensure that a new build property is acceptable to future purchasers, their lenders and their solicitors, irrespective of the limitations and restrictions in the cover provided.

    Comment by Chandni Sahni — March 5, 2019 @ 4:16 pm

  64. (Submitted on 2/3/2019)

    My new-build property didn’t come with any of the warranties you mention, but with a 10-year Professional Consultant’s Cerificate. What’s the difference, please?

    The Certificate is very brief (much less than one side of A4, so just a couple of sentences) and no terms and conditions are attached to it.

    Comment by J. Phillips — March 2, 2019 @ 12:55 pm

  65. Hi Suzanne – we would say it’s best practice for your solicitor to get all relevant documentation at completion. Best of luck!

    Comment by Naomi — February 12, 2019 @ 9:58 am

  66. Is it possible to move into a new build appartment before receipt by our solicitor of the building warranty certification

    Comment by Suzanne — February 9, 2019 @ 12:35 pm

  67. I Annette, you sound as though you’re typing this from the US? We’re a UK based organisation and can’t advise on the US I’m afraid.

    Comment by Sara Hind — February 11, 2019 @ 2:47 pm

  68. My son was to close and get the keys to his new construction home today but
    This morning he finds out the developer called his realtor saying there is a leak in one of the upstairs bathroom. He is living in a hotel, his family is to arrive next week from another state in the next few days. The developer is not sure how much if a damage it is and said it can’t be fixed over this weekend. Now what?

    Comment by Annette — February 8, 2019 @ 7:22 pm

  69. Hi Mohammed, according to their website Kier Developments are covered through the NHBC warranty. You need to try and find the warranty or request a copy from Kier and have a read through about what it covers. Unfortunately it would depend on where the leak has come from i’m afraid as to whether it would be through the warranty or your own home insurance. If you do believe you have a claim through NHBC then their website explains how to make a claim.

    Comment by Marianne Cole — February 7, 2019 @ 11:02 am

  70. My Mother purchased a new build property in December 2016, she has been informed by severn trent water that there is a leak in the property. Could I be advised as to who is responsible for the repair is It Kier Development who she bough the new build from or my mothers insurance company


    Comment by Mohammed — February 5, 2019 @ 9:18 pm

  71. Sorry to hear that your sister is having problems with her home. We have been campaigning for some time for increased regulation of new builds. We have a guide on new build disputes, written by lawyers from Kings College London, which your sister might find helpful: https://hoa.org.uk/catalogues/buying-a-new-home-your-rights/

    Comment by Sara Hind — February 5, 2019 @ 4:07 pm

  72. I believe my sister gas purchased a home that is not up to building standards with a water tank leak the first year then second and now another leak in the downstairs toilet. The building company claim they only provide one year insurance. Can you advise what I/my sister should do

    Comment by Eme — February 2, 2019 @ 10:18 am

  73. Hi Andrew, is your builder a member of a Trade Association? While a Trade Association membership can’t ensure work will be perfect every time, you should be able to expect any problems will be dealt with fairly, and you can turn to their Association for help with any unresolved issues and complaints. I’m also wondering if you had a contract with the builder and what, if anything this says about warranties.

    Comment by Sara Hind — November 19, 2018 @ 3:55 pm

  74. We employed a builder to build our house working from and architect’s design. Should the builder have provided us with a warranty?

    Comment by Andrew — November 18, 2018 @ 10:05 pm

  75. Very very helpful site

    Comment by Sarah — September 28, 2018 @ 12:17 am

  76. Hi Sandra, if you’d like to consider becoming a member we may be able to help you with this.

    Comment by Sara Hind — June 27, 2018 @ 2:04 pm

  77. Bought David Wilson house and got a 5 year warranty which they now don’t do. The warranty booklet shows and includes roofs but not weather damage. We have since had a workmanship problem with it but they say it is only covered for 2 years. After we questioned them and have done many times they say it isn’t written anywhere it just is. Apparently NHBC doesn’t have it written either it just is. How can you offer people warranties but no where is it written what is excluded or included.
    Can you help in this . We are told the 5 year covers everything and has a page in the booklet about roofs!!!

    Comment by Sandra — June 15, 2018 @ 11:13 am

  78. Hi Richard, it’s usually from the date that the sale was completed.

    Comment by Sara Hind — June 12, 2018 @ 1:12 pm

  79. Hi,

    Could you possibly tell when the warranty starts for a new build purchase?

    Is it from the date the build is finished, or the date the sale is completed?

    It would seem a bit unfair if it was from the build completion if that occurs some months, or years before the owner moves in.

    Thank you,


    Comment by Richard Davies — June 8, 2018 @ 4:02 pm

  80. Hi Liz, have you seen our Ask an Expert article on this subject? Take a look, it has some good advice which I hope will help. https://hoa.org.uk/services/ask-an-expert-2/ask-an-expert-i-am-managing/new-build-draft-and-insulation-problems/

    Comment by Sara Hind — April 24, 2018 @ 2:47 pm

  81. I have recently bought a nine and a half year old top floor apartment. The ceilings are high and follow the contours of the roof. I moved in in February and it was extremely cold, whereas the other apartments in the block were fine. I think there must be a defect in the insulation in the roof. Is there anything I can do about it? Hope you can help.
    Liz robson

    Comment by Elisabeth Robson — April 20, 2018 @ 12:17 am

  82. I cannot see any reference to any overall controlling body for warranty providers. If a house owner is unhappy with the way he/she has been treated, whom can he/she refer or complain ?
    For example, my house has a CRL warranty. The policy refers to the fact that the builder must have complied with CRL’s technical requirements. Because of significant problems I have had, I wanted to see a copy of these technical requirements but this was refused. As it is referred to in my policy, I consider it to be part of the policy. Does the Insurance Ombudsman cover this sort of thing?

    Comment by Rod Lewis — April 1, 2018 @ 9:30 pm

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