New build snagging and the NHBC warranty explained

What Buildmark actually is, in a table

An NHBC Buildmark policy is a 10-year warranty and insurance cover for new build homes. It is not one continuous product. The cover is split into sections: insolvency cover after exchange of contracts, a builder warranty and NHBC guarantee for two years after completion, and then eight years of insurance cover against defects to certain parts of the home. The table below sets out who is responsible and what is covered at each stage.

The cover narrows at the two-year mark. This is where most misunderstandings begin. Many buyers assume that ten years of cover means ten years of the same protection. It does not. In the first two years, the builder is responsible for rectifying problems arising from their failure to meet NHBC requirements. After that, NHBC provides insurance cover, usually for a period of eight years, until the expiry of the policy. This is known as Section 3. The insurance period covers damage caused by defects in defined parts of the home, not general wear and tear or poor finish. The policy documents set out exactly which parts are included. A Buildmark policy covers defined issues with the home or land resulting from the builder becoming insolvent, or from the builder failing to meet NHBC requirements when building the home. Before completion, Buildmark covers loss of deposit or having to pay more to complete the build of the home because the builder is insolvent. Understanding this structure is essential before you rely on the policy for any issue.

Snagging, and why it is not the warranty

A snagging list is your own written record of defects, unfinished work and finish problems identified at or after handover. It is separate from the warranty. Snagging items are dealt with by the builder, not by NHBC. Professional snagging inspections are commonly used, where an independent inspector surveys the property and produces a list for you to send to the builder. The warranty is not a quality guarantee. It does not cover cosmetic issues or minor imperfections that do not amount to damage caused by a defect in a defined part of the home. This distinction matters because many buyers expect the warranty to resolve every issue they find. It will not.

What typically appears on a snagging list? Doors and windows that do not close properly, are misaligned or have damaged seals. Plasterwork and paint with cracks, uneven surfaces or missed areas. Tiling and grouting with chips, lippage or incomplete grout lines. Drainage outside, including blocked or poorly laid gullies and manholes. Loft insulation that is missing, thin or badly fitted. Testing every socket, tap and appliance to confirm they work and are correctly installed. The list should be specific: location, description and, where possible, a photograph. Send it to the builder in writing and keep a copy. The builder is responsible for putting these items right. If they do not, the matter may fall outside the warranty unless it relates to the builder failing to meet NHBC requirements. The New Homes Quality Board operates a code covering the sale of new homes and a New Homes Ombudsman Service for buyers of homes registered under that code. That route is separate from both snagging and the warranty.

How to report a defect in the first two years

During the builder warranty period, the builder, not NHBC, is responsible for rectifying problems arising from the builder's failure to meet NHBC requirements. The builder warranty period is usually two years from the start date of the policy shown on the policy certificate. NHBC advises contacting the builder as soon as you reasonably can, but always within the builder warranty period, and keeping a record of what you said, who you wrote to or spoke to, and when. Put your report in writing. Email is usually best because it creates a dated record. Include your address, the policy number, a clear description of the defect, its location, and any photographs. Ask for a response within a reasonable time and keep a note of any phone calls, including the date, the name of the person you spoke to and what was agreed.

If the builder does not fulfil their obligations, NHBC may be able to assist under its resolution service. This is not a first port of call. The builder must have been given the opportunity to put things right. Written records matter if a dispute follows. They show what was reported, when, and what the builder said or did. Without them, it can be difficult to demonstrate that a defect was notified within the builder warranty period. Keep copies of all correspondence, including emails, letters and any reports from professional inspectors. If the builder goes silent or refuses to act, contact NHBC and provide the full history. The resolution service may then become involved. Remember that the builder warranty period is time limited. Once it ends, the insurance period begins and the basis of cover changes. Reporting late can leave you without a remedy under the policy.

What the insurance period does and does not cover

After the builder warranty ends, NHBC provides insurance cover, usually for a period of eight years, until the expiry of the policy. This is known as Section 3. From year three, cover is for damage caused by defects in defined parts of the home, set out in the policy documents. It is not a general repair service. The policy does not cover items or incidents covered by other insurances, warranties, guarantee schemes or formal compensation schemes. NHBC gives buildings and contents insurance and manufacturers' warranties on domestic goods and boilers as examples. If your boiler fails and is covered by the manufacturer's warranty, you claim on that, not on Buildmark. If your home is damaged by a storm and you have buildings insurance, you claim on that. The warranty sits behind these other forms of cover.

A minimum claim value is shown on the Buildmark policy certificate and schedule. Small claims may not qualify. Check the certificate and schedule for the current figure. The policy wording governs in every case. NHBC states that full details can be found in the Buildmark policy documents. Read those documents rather than relying on summaries. Common exclusions include anything covered by other insurance, warranties or guarantee schemes, as noted above. The insurance period also does not cover general wear and tear, poor workmanship that does not amount to a defect in a defined part, or cosmetic issues. If you are unsure whether an issue is covered, check the policy documents and, if necessary, seek independent advice. The key point is that the protection narrows sharply after year two. What was a broad builder warranty becomes a narrower insurance policy against damage caused by defects in defined parts of the home.

Other warranty providers

Buildmark is not the only warranty. Premier Guarantee, LABC Warranty, Build-Zone and Checkmate are among the other new home warranty providers used in the UK, offering broadly similar structural cover with differing specific terms. All provide cover for new build homes, but the periods, exclusions and claims processes can vary. Some may have different minimum claim values, different definitions of what is covered, and different resolution services. Do not assume that NHBC terms apply to your home. Check which provider covers your property. The warranty provider will be named in your policy documents, which you should have received at or before completion. If you are buying a new build, ask the developer or seller which provider is used and request the policy documents before you exchange contracts.

Once you know the provider, read that policy. Look for the start date, the length of the builder warranty period, the length of the insurance period, what is covered in each, the exclusions, the minimum claim value, and how to report a defect. If the home is a second-hand new build within the policy period, the warranty transfers with the property to subsequent owners within the warranty period. That means you may be able to claim under the existing policy for defects that arose before you bought. Ask the seller for details of any claims already made and for the policy documents. Different providers may have different approaches to transfers and claims, so confirm the position with the provider directly. The principles are similar across providers, but the details matter. Read the policy that applies to your home.

If you are buying rather than already in

Before exchange, ask for the warranty provider and policy documents. Confirm the completion date that starts the clock. The builder warranty period is usually two years from the start date of the policy shown on the policy certificate, so the completion date is critical. If the home is a second-hand new build within the policy period, ask for details of any claims already made. The warranty transfers with the property to subsequent owners within the warranty period, so you may inherit both the cover and any ongoing issues. Check the policy documents for the start date, the length of each period, the exclusions and the minimum claim value. Do not rely on what the developer or estate agent tells you. Read the policy.

Buildings insurance is still needed because the warranty is not a substitute for it. The warranty does not cover items or incidents covered by other insurances, warranties, guarantee schemes or formal compensation schemes. NHBC gives buildings and contents insurance and manufacturers' warranties on domestic goods and boilers as examples. You should arrange buildings insurance from the date you exchange contracts or complete, as required by your mortgage lender. For more information, see the KT new build mortgage guide and the new build home insurance guide. These explain the mortgage and insurance arrangements that sit alongside the warranty. The warranty is one part of the protection around a new home, not the whole of it. Understand what it covers, what it does not, and when each period begins and ends. That way, you can report defects in the right place at the right time and avoid the common misunderstanding that ten years of cover means ten years of the same cover.

Source: NHBC: Buildmark cover.

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Frequently asked questions

How long does an NHBC Buildmark policy last?

It runs for 10 years from the start date shown on the policy certificate. The first two years are a builder warranty, and the remaining eight years are NHBC insurance cover against damage caused by defects in defined parts of the home.

Who do I report a defect to in the first two years?

Report it to your builder, in writing, as soon as you reasonably can and always within the builder warranty period. Keep a record of what you said, who you contacted and when. If the builder does not fulfil their obligations, NHBC may be able to assist under its resolution service.

Is snagging covered by the NHBC warranty?

No. A snagging list is a record of defects, unfinished work and finish problems identified at or after handover, and is separate from the warranty. Snagging items are dealt with by the builder. The warranty is not a quality guarantee.

What does the insurance period cover?

From year three, cover is for damage caused by defects in defined parts of the home, as set out in the policy documents. It does not cover items covered by other insurances, warranties or guarantee schemes, and a minimum claim value applies.

Does the warranty transfer if I sell my home?

Yes. The Buildmark warranty transfers with the property to subsequent owners within the warranty period. If you are buying a second-hand new build, ask for the policy documents and details of any claims already made.