INSURANCE GUIDE
Home Insurance When Moving House UK
What insurance you need when buying a property, moving house, and taking ownership of a new build.
TL;DR
- Buildings insurance for a purchase typically starts from exchange of contracts - not completion.
- New build properties are covered by a structural warranty (NHBC Buildmark) for 10 years.
- The seller's insurance covers the property until completion - you need cover from exchange if the contract requires it.
- Home contents insurance for the new address should be arranged before moving day.
When Does Buildings Insurance Start When Buying?
When you exchange contracts on a house purchase, you become legally committed to the purchase. If the property is damaged between exchange and completion, you may still be required to complete the purchase. For this reason, solicitors advise buyers to have buildings insurance in place from exchange of contracts, not from completion. Confirm the exact date from which your new buildings insurance should start with your solicitor before exchange.
New Build Structural Warranties
New build homes purchased from developers are typically covered by a 10-year structural warranty from a provider such as NHBC (Buildmark), Premier Guarantee, or similar. The warranty covers structural defects in the building for a defined period - typically 2 years of full warranty coverage, then a further 8 years of structural only coverage. The structural warranty is separate from your buildings insurance and does not substitute for it. Buildings insurance covers sudden events; the warranty covers latent construction defects.
Snagging and New Builds
New build properties often have minor defects - snagging issues - that need to be rectified by the developer in the months after completion. These defects are covered by the developer's warranty obligations and should be reported through the proper defects reporting process. Buildings insurance does not cover snagging or defects in construction - it covers damage from insured events such as fire, flood, and storm.
Transferring Contents Insurance When Moving
When you move home, your contents policy needs to be transferred to the new address. Contact your insurer before moving day to update the address. Cover for items in transit on moving day may be provided by the removal company's goods in transit insurance rather than your contents policy. Confirm with both your insurer and the removal company who covers your contents on moving day.
Related Guides
Disclaimer
This guide is for general information only and does not constitute financial or insurance advice. Kaeltripton.com is not regulated by the FCA. Always read policy documents in full before purchasing cover.
Frequently Asked Questions
Who insures a property between exchange and completion?
The seller typically maintains their own buildings insurance until completion. However, the standard-form Law Society contract (used in most English property transactions) passes risk to the buyer from the date of exchange. This means that if the property is damaged between exchange and completion, the buyer may be required to complete at the full purchase price. Having your own buildings insurance in place from exchange protects against this risk.
Does the NHBC warranty cover damp or condensation issues in a new build?
NHBC Buildmark and similar warranties cover structural defects and certain physical defect categories. Condensation caused by normal living conditions or inadequate ventilation behaviour by occupants is typically not a warranty defect. Condensation caused by a construction defect - inadequate insulation, blocked ventilation ducts, or incorrectly installed windows - may be covered under the warranty. The distinction is assessed by NHBC on a case-by-case basis following inspection.
