Problems and Defects

Just because you are buying a brand-new house doesn't mean you are buying a home free from defects or flaws. Over 3 in every 10 new houses have between 100 and 200 (mostly minor) faults, whilst 1 in 10 houses have over 200.

It is essential to inspect your new home thoroughly 10-14 days before you take possession and make a note of any defects. This process is termed 'snagging' and gives the builder the opportunity to rectify any faults before you move in. You should also make a list of any defects on moving in and ask the site manager to agree them. Notify the builder in writing, requesting confirmation of when they will be remedied.

Snagging lists are available to buy or download; these can be very useful and will guide you through the process in a logical fashion without needing any specialist knowledge. Alternatively you can hire a professional to do the snagging for you; this is highly recommended, as they know exactly what to look for, have more leverage with the builder and can help to reduce the stress involved. A variety of professionals are qualified to carry out snagging inspections, including chartered surveyors and experienced construction industry professionals; prices range from about £250 for a one-bedroom apartment to £500 for a five-bedroom house. Make sure that any company you employ is qualified and that you receive a quotation.

See our featured sites here for details of snagging companies and downloadable snag lists for your own use.

A good incentive for your developer to finish your home to standard is to stipulate that you will hold back a retention until all snagging defects are rectified - try to get this built in to your contract.

The builder is responsible for any defects and repairs that are necessary for up to two years after the purchase of a newly built home. It is recommended that you check your home for snags every six months for the first two years and put any defects in writing to your house builder as soon as possible. It should be noted however, that the builder is not responsible for items such as normal shrinkage or condensation due to the property drying out, general wear and tear and damage arising from failure to maintain the property. During the next eight years you will only be insured against major structural damage caused by defects in the structure, subsidence or heave.

Warranties

A building warranty is essentially a form of insurance policy paid for by the builder that is aimed at protecting the homeowner for a period of ten years against latent defects with their homes.

The builder covers the costs of the first two years and provides cover for every defect within the home during that time. In the remaining eight years the insurance company covers only structural defects. It is therefore essential to report any defects found in the first two years in writing.

1. NHBC

The National House Building Council's (NHBC) Buildmark 10-year warranty covers around 85% of new and newly converted homes in the UK. Builders must abide by a strict set of rules and build to the standards that the NHBC lay down. The NHBC inspectors visit new homes at key stages of construction.

2. Zurich

Zurich Municipal is currently the only alternative to the NHBC for the private sector. Their service is comparable to that of the NHBC in that they provide a 10 year warranty and produce a set of standards by which the developer has to abide.

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