NHBC Buildmark Warranty Explained: What It Covers and How to Make a Claim

What Is NHBC Buildmark?

The National House Building Council (NHBC) is the UK's leading warranty and insurance provider for new homes. Its Buildmark product covers around 80% of new homes in England and Wales and has been issued for decades. When you buy a new build registered with NHBC, the Buildmark warranty transfers automatically with the property — you do not need to take out a separate policy, and it is transferable to subsequent owners within the warranty period.

Buildmark is not a single, uniform protection: it operates in two distinct phases, each with fundamentally different terms.

Phase One: The Builder Period (Years 1 and 2)

For the first two years from your legal completion date, defects are the **developer's responsibility**. NHBC defines a reportable defect in this period as one that is not in accordance with NHBC's Technical Standards at the time of construction, or one that causes or is likely to cause damage to the property.

This phase covers:

• Workmanship defects (poor plastering, uneven tiling, misaligned joinery)
• Finishes not meeting the agreed specification
• Building physics failures (condensation caused by inadequate ventilation)
• Water ingress not caused by general wear and tear

It does **not** cover:

• Normal shrinkage and settlement (hairline cracks in plaster, minor nail pops)
• General maintenance items (replacing bulbs, re-caulking bath sealant after a year)
• Damage you or subsequent occupants have caused
• Items covered by a manufacturer's guarantee (appliances, boiler)

**The process during the builder period** is:

1. Report defects to the developer in writing, clearly describing each item and its location.

2. The developer has a reasonable time to inspect and agree a remedial programme. Under the New Homes Quality Code (where your developer is a subscriber), 14 calendar days is the expected acknowledgement period.

3. If the developer refuses to accept responsibility or fails to rectify within a reasonable timescale, you can escalate to NHBC's Resolution Service.

NHBC's Resolution Service will investigate and, if it finds in your favour, direct the developer to carry out the work. If the developer is insolvent or has ceased trading, NHBC steps in directly as insurer.

Phase Two: The NHBC Insurance Period (Years 3 to 10)

From year three onwards, NHBC's own insurance becomes the direct protection. The scope narrows significantly:

**What is covered:**

• Physical damage to the property caused by a defect in the structure, foundations, external rendering, masonry, roofing, windows, external doors, or drainage
• The cost of alternative accommodation if the property is uninhabitable during repairs
• Contaminated land damage

**What is not covered:**

• Cosmetic or decorative defects
• General deterioration and wear and tear
• Damage caused by lack of maintenance
• Consequential losses (the cost of replacing furniture damaged by a leak is not a Buildmark claim — that is for your buildings insurance)

The excess during the NHBC insurance period is typically around £1,000 (check your specific policy schedule, as it can vary), and claims under a certain threshold may not be economic to pursue through Buildmark.

How to Make a Claim in Years 3–10

1. Obtain your Buildmark offer document — you should have received this at or after completion. It contains your unique policy number and the NHBC reference for your property.

2. Register the defect with NHBC via their online claims portal or by calling their customer contact centre.

3. NHBC will appoint an inspector to assess whether the defect falls within the scope of cover.

4. If accepted, NHBC will either direct the developer (if still trading and responsible) or arrange repairs directly.

What Buildmark Does Not Replace

Buildmark is not a substitute for a snagging inspection. It is a warranty of last resort for structural matters, not a comprehensive quality guarantee. The most effective time to identify and resolve defects is **before completion**, when the developer still requires your payment. Our [new build snagging calculator](/new-build-snagging-calculator) can help you assess the scope of a professional inspection relative to the value of your purchase — and the cost of defects left unchecked.

Other Warranty Providers

A minority of new homes carry warranties from other providers: Premier Guarantee, LABC Warranty, Build-Zone, and Checkmate are the most common alternatives. All offer broadly similar 10-year structural cover, but the specific terms differ. Check which warranty applies to your property at reservation stage, not after completion.