Around 70-80% of new UK homes carry an NHBC Buildmark warranty, and most buyers understand it as a single, uniform "10-year cover." It genuinely isn't. This guide separates the two distinct phases of that cover, explains the difference between snagging and a warranty claim, and covers the March 2026 update to the code governing how developers must handle complaints.
Figures below reflect NHBC Buildmark policy terms, the New Homes Quality Code (2nd edition, effective March 2026), and HomeOwners Alliance guidance, current to mid-2026. This is general information, not legal advice; always check your specific warranty documentation, since terms vary between providers.
- The two phases of Buildmark, and why they're not the same cover
- Snagging versus a warranty claim
- The excess trap between providers
- What isn't covered, regardless of provider
- The New Homes Ombudsman and the March 2026 Code update
- The warranty transfers with the property, not the buyer
- Frequently asked questions
1. The two phases of Buildmark, and why they're not the same cover
New-build individual properties carry cover up to £1 million combined across the structural sections of the policy; converted properties typically carry cover up to £500,000. The critical practical point is that a genuine, structural issue found in year 4 is treated completely differently from the same category of complaint made in year 1, since the responsible party, and the range of what's actually covered, changes fundamentally once the two-year builder period ends.
2. Snagging versus a warranty claim
Snagging refers to minor, often cosmetic defects and incomplete items identified at, or shortly after, handover, poorly fitting doors, paint blemishes, unfinished joinery, and similar issues. This is the developer's direct responsibility to resolve during the first year and is genuinely distinct from the structural warranty itself. Commissioning an independent snagging survey before or shortly after completion is standard practice among experienced new-build buyers specifically to properly document every issue while it's still clearly the developer's responsibility to fix, rather than relying on your own read-through of an unfamiliar new property.
3. The excess trap between providers
NHBC's Buildmark warranty carries no excess on an accepted claim. However, several other providers commonly used across the industry, including Premier Guarantee, LABC, and Build-Zone, typically charge a £1,000 excess instead. Around a dozen warranty providers operate in the UK market beyond NHBC, and checking which one specifically applies to a property, and its excess terms, at reservation stage rather than assuming they all work identically, is genuinely worth the few minutes it takes.
4. What isn't covered, regardless of provider
- Ordinary wear and tear, and weather damage unrelated to a genuine building defect.
- Damage resulting from inadequate maintenance by the homeowner.
- Minor cosmetic issues such as plaster shrinkage or drying cracks, generally considered normal for a new property settling in.
- Damp and condensation, unless it can be shown to result specifically from the builder's failure to meet the warranty provider's construction standards.
5. The New Homes Ombudsman and the March 2026 Code update
The New Homes Ombudsman Service (NHOS), established in 2022, provides a free, independent dispute resolution service for buyers with unresolved concerns about the buying process, snagging, or building defects, but only within the first two years from reserving or completing the purchase; beyond that window, unresolved structural issues go to the warranty provider directly instead. A developer must have an active account with NHOS, and comply with the New Homes Quality Code, for this route to be available at all, and buyers can check the register of participating developers before purchasing. A second, updated edition of the Code came into force on 2 March 2026, applying to homes reserved on or after that date, with homes reserved beforehand remaining under the original Version 1 terms. Under the updated Code, developers are expected to acknowledge a reported issue within 14 calendar days.
6. The warranty transfers with the property, not the buyer
A structural warranty like NHBC Buildmark attaches to the property itself, not the original purchaser, so buying a home that was originally sold as new within the past 10 years means the remaining warranty cover transfers automatically to you as the new owner. It's genuinely worth requesting the original warranty documentation from the seller to confirm the exact remaining term and which specific provider's policy applies, since this affects both the scope of cover and, per the excess point above, potentially the cost of making a future claim.
7. Frequently asked questions
What's the difference between snagging and an NHBC warranty claim?
Snagging refers to minor, often cosmetic defects and incomplete items identified at or shortly after handover, such as poorly fitting doors, paint blemishes, or unfinished joinery, and is the developer's direct responsibility to fix in the first year. This is separate from the structural warranty itself, which covers a narrower, more serious category of issues, particularly once the initial two-year builder period ends.
Does the NHBC Buildmark warranty cover the same things for all 10 years?
No, and this is the most commonly misunderstood part of the policy. For the first two years after legal completion, the developer is directly responsible for fixing defects that don't meet NHBC's technical standards, a genuinely broad category. From year three onwards, NHBC itself provides insurance cover, but only for physical damage caused by a structural or weatherproofing defect, a considerably narrower scope than the first two years.
Do all new build warranty providers charge the same excess for a claim?
No. NHBC's Buildmark warranty does not charge an excess on an accepted claim, whereas several other providers, including Premier Guarantee, LABC, and Build-Zone, typically charge a £1,000 excess. It's worth checking which warranty provider applies to a specific property and what its excess terms are before assuming all new-build warranties work identically.
If I buy a new build home from a previous owner, do I still get the warranty?
Yes. A structural warranty like NHBC Buildmark attaches to the property itself, not the original buyer, so if you purchase a home within its warranty period, the remaining cover transfers to you as the new owner. It's worth asking the seller for the original warranty documentation to confirm the exact remaining term.
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