- Building Regulations changes that took effect on 26 December 2022 require new homes in England to have gigabit-ready physical infrastructure.
- Developers must also provide a gigabit-capable connection where one can be delivered within a cost cap.
- The £2,000-per-dwelling cost cap limits how far the connection obligation extends; the gigabit-ready infrastructure itself is required regardless of cost.
- Buyers should check what broadband infrastructure and connection a new build actually has before completion.
For years, buyers of brand-new homes sometimes found themselves with no decent broadband, an absurd situation for newly built property. Changes to the Building Regulations in England addressed this, placing obligations on developers. Knowing what those obligations are lets buyers check that a new build will actually be connected.
The Building Regulations change
Changes to the Building Regulations in England, which took effect on 26 December 2022, require new homes to be built with gigabit-ready physical infrastructure, the ducting and in-property cabling needed for a gigabit-capable connection. The aim is that new homes are constructed to be connected from the outset, rather than retrofitted later at greater cost and disruption.
The connection obligation and its cap
Beyond the physical infrastructure, developers must provide an actual gigabit-capable connection where one can be delivered within a cost cap of £2,000 per dwelling (the gigabit-ready physical infrastructure must be installed regardless of cost). Within that cap, the developer should arrange the connection; where connecting would cost more than the cap, the obligation is to provide the next best connection available within it. The cap balances the goal of connectivity against unbounded cost in difficult locations.
What buyers can expect
A new build in England completed under the current rules should have the infrastructure for gigabit broadband and, in most cases, a gigabit-capable connection available. That said, the cost cap means a minority of harder-to-reach new builds may have the infrastructure but a lesser connection. Buyers should not simply assume; they should check.
New build requirements
| Requirement | What it means |
|---|---|
| Gigabit-ready infrastructure | Ducting and cabling for gigabit broadband |
| Gigabit connection within cap | Actual connection where deliverable for up to the cap |
| Cost cap | 2,000 pounds per dwelling limit on the obligation |
| Buyer check | Confirm infrastructure and connection before completion |
What to check before completion
Ask the developer what broadband infrastructure is installed and what connection is available, and verify it with an address-level availability check before completion. If a new build falls short, raise it with the developer early, since the obligations exist precisely to ensure new homes are connected. These requirements were confirmed against the regulations (SI 2022/984) and gov.uk developer guidance in 2026.
Frequently asked questions
Are new builds required to have full fibre?
New homes in England built under the rules that took effect on 26 December 2022 must have gigabit-ready physical infrastructure and, where deliverable within a cost cap, a gigabit-capable connection. That is usually full fibre, though the cost cap can limit the connection in harder-to-reach locations.
What did the Building Regulations 2022 change for new build broadband?
They required new homes in England to be built with gigabit-ready physical infrastructure and to be provided with a gigabit-capable connection where one can be delivered within a cost cap. The aim is that new homes are connected from the outset rather than retrofitted later.
What should I check about broadband when buying a new build?
Ask the developer what broadband infrastructure is installed and what connection is available, and confirm it with an address-level availability check before completion. Do not assume a new build is connected; verify it, and raise any shortfall with the developer early.
What if my new build does not have FTTP?
The infrastructure should still be present, and a gigabit connection should be available where deliverable within the cost cap. If connecting cost more than the cap, you may have a lesser connection. Raise it with the developer and check what is available at the address, including any altnet.
Who installs the broadband in a new build?
The developer is responsible for ensuring the gigabit-ready infrastructure is built and for arranging a connection within the cost cap, typically working with a network operator. The buyer then chooses a provider to take service over that infrastructure.
