Your First Year in a New Build — What to Expect and How to Manage

Moving into a brand new home is exciting — but the first 12 months bring their own surprises. Understanding what's normal, what requires attention, and how to manage your relationship with the developer's aftercare team makes the first year far less stressful.

The Settling Period

New buildings move as they settle. The materials — timber frame, concrete, brickwork, plasterboard — all absorb and release moisture, particularly in the first heating season. This produces:

**Shrinkage cracks** — hairline cracks at ceiling and cornice junctions, at the corners of window and door frames, and where plasterboard joins walls. These are cosmetic and normal. They can be filled and decorated as part of the first annual maintenance cycle.

**Structural cracks** — wider than a hair, running diagonally across walls or through brickwork, or cracks that open and close with the seasons. These are not normal and should be reported to the NHBC and your developer immediately.

The distinction matters. Do not ignore a crack that concerns you — photograph it with a coin for scale, measure it, and monitor it over 4–6 weeks before reporting.

Developer Aftercare Team

For the first two years (the NHBC builder warranty period), the developer is responsible for fixing genuine defects. You should receive contact details for the aftercare team at completion.

**How to manage the relationship effectively:**

• Report defects in writing (email), not just phone calls
• Reference the specific NHBC warranty (builder defect period)
• Keep a log of every report and every response, with dates
• Allow reasonable time for response (7–14 working days for non-urgent issues)

**Typical aftercare response rates vary enormously** between developers. Large national housebuilders have structured aftercare processes; smaller builders may be less consistent.

Maintaining Your Snagging Log

Continue to log every issue that arises, with:

• Date first noticed
• Description and location
• Photographs
• Date reported to developer
• Developer's response and action taken
• Date resolved

This log is your evidence base if you need to escalate to NHBC. Share it with future buyers via Property Passport UK — it demonstrates the care you've taken and the developer's responsiveness.

What to Do If the Developer Is Unresponsive

If the developer fails to address defects within a reasonable period, escalate:

1. **NHBC Resolution** — NHBC provides a dispute resolution service for Buildmark warranty holders. They can instruct the developer to act or, in serious cases, step in and arrange repairs themselves.

2. **New Homes Ombudsman** — introduced in 2022, the New Homes Ombudsman provides an independent dispute resolution service for buyers of new build homes and is free to use.

3. **Legal action** — for serious unresolved defects, you may need to instruct a solicitor. This is a last resort.

Understanding Your Heating System

Heat pumps operate differently from gas boilers:

• **Lower flow temperatures** — designed for underfloor heating or oversized radiators; should feel warm, not hot
• **Runs more constantly** — not like a boiler that fires and turns off; this is normal and efficient
• **Balancing radiators** — the system should be commissioned and balanced at handover; if some rooms are cold, report this to aftercare
• **Annual servicing** — heat pumps require a service check typically every 1–2 years

The Development Community

A new development is quiet initially — neighbours are moving in at different stages over many months. The community builds gradually. Most new developments eventually form a residents' association or residents' management company. Getting involved early gives you a voice in how the shared facilities are managed and what the estate management charge covers.

By the end of year one, you should have a fully commissioned and settled home, a clear record of resolved and outstanding snags, and a Property Passport UK account that captures everything from warranty documents to energy data — the foundation of a well-documented property history for every year you own it.