Most new homes in England come with a 10-year warranty from a provider such as NHBC, Premier Guarantee or LABC Warranty. The details depend on the policy, so check your own documents, but they usually work in two stages. NHBC's Buildmark policy is the most common example.
Years 1–2: The Builder Fixes Defects
Under NHBC Buildmark, for the first two years the builder is responsible for putting right defects caused by not building to NHBC's Technical Standards. If the builder doesn't, or has gone out of business, NHBC may step in. This is the period for workmanship and materials: cracks, doors and windows, leaks, finishes and services.
Years 3–10: Structural Cover Only
From year three to year ten, NHBC covers defects to the structural and weatherproofing parts of the home caused by breaches of its Technical Standards, but only where damage has occurred. Everyday defects that would have been the builder's responsibility in years one and two usually aren't covered.
Why the End of Year Two Matters
Some problems only show once a house has dried out and been through the seasons: settlement cracks, sticking doors, damp patches, drainage issues. Getting them on record before the two years are up keeps the builder responsible for them.
A 2-year warranty inspection at around month 22 or 23 gives you time to report everything and for the builder to respond. It costs £295, or £245 if we inspected your home before.
How This Fits With the New Homes Quality Code
If your developer is registered with the NHQB, the Code also requires an after-sales service for at least two years after completion, with a route to the New Homes Ombudsman. See what happens after your snagging report.