New Build Warranties Explained: NHBC Buildmark, Premier Guarantee, LABC, and Every Provider Compared — What They Cover, How to Claim, and What to Do When They Won't Pay

How New Build Warranties Work: The Basic Structure

All major UK new build warranties follow the same general structure, regardless of provider. Understanding this structure is essential before looking at individual providers.

The Three Periods

Key Points Most Buyers Miss

• Years 1-2 are NOT insurance — the developer fixes defects directly. The warranty provider only steps in if the developer refuses or goes bust
• Years 3-10 are insurance with exclusions — the warranty provider pays for structural defects only. Cosmetic issues, wear and tear, and non-structural problems are excluded
• You must report defects promptly — delayed reporting can weaken your claim, especially if the provider argues damage was caused by neglect
• The warranty transfers with the property — if you sell your home, the remaining warranty cover passes to the new owner automatically
• Your mortgage lender requires a warranty — without one, most lenders won't lend. The warranty protects them as much as you

NHBC Buildmark: The Market Leader

NHBC (National House Building Council) is the largest warranty provider in the UK, covering approximately 80% of all new build homes. Their warranty product is called Buildmark.

Buildmark Cover Breakdown

What NHBC Buildmark Does NOT Cover

NHBC Resolution Service (Years 1-2)

If your developer doesn't fix defects during Years 1-2, NHBC offers a Resolution Service:

1. Report to developer first — you must give them reasonable time to respond (typically 28-56 days depending on severity)
2. Contact NHBC — if the developer hasn't responded or you're not satisfied with their response, contact NHBC
3. NHBC investigation — an NHBC inspector visits your property and assesses each reported defect against NHBC Standards
4. Resolution report — NHBC issues a report identifying which items breach their standards and directs the developer to fix them
5. Developer complies (or doesn't) — most developers comply with NHBC directions. If they don't, NHBC can arrange repairs directly (at the developer's cost) in extreme cases

The Resolution Service is free. It's not a complaints process — it's a technical assessment of whether defects breach NHBC Standards.

NHBC Claims Process (Years 3-10)

1. Contact NHBC claims team — phone or online. Provide your Buildmark policy number, property address, and description of the problem
2. Initial assessment — NHBC may ask for photos, arrange a phone consultation, or schedule a surveyor visit
3. Surveyor inspection — an NHBC surveyor visits to assess whether the damage is caused by a defect in a covered structural element
4. Decision — NHBC accepts or declines the claim. If accepted, they specify the remedial work required
5. Repair work — NHBC appoints contractors or agrees a cash settlement. You don't choose the contractor (though you can discuss the scope of works)
6. If declined — you receive a written explanation. You can appeal or escalate to the Financial Ombudsman Service (NHBC is regulated by the FCA for insurance)

Premier Guarantee

Premier Guarantee (part of MD Insurance Services) is the second largest warranty provider in the UK. Their cover is broadly similar to NHBC but with some differences.

Key Differences from NHBC

• Resolution process — Premier Guarantee has its own technical advisory service and dispute resolution. Process is similar to NHBC but handled by Premier's own surveyors
• Standards — Premier Guarantee has its own technical standards (not NHBC Standards). In practice, both sets of standards closely align with building regulations
• Regulatory status — Premier Guarantee is regulated by the Financial Conduct Authority (FCA), same as NHBC
• Market share — approximately 10-15% of UK new builds. More common with smaller and regional developers

LABC Warranty

LABC Warranty is provided by Local Authority Building Control, the professional body representing council building control surveyors. Their warranty product integrates building control inspections with warranty cover.

Key Differences

• Integration with building control — LABC's warranty inspections are conducted by the same local authority building control officers who sign off the building regulations. This can mean more thorough on-site inspections during construction
• Market share — approximately 5-8% of UK new builds
• Regulatory status — FCA-regulated for insurance products

Other Warranty Providers

All Providers Compared Side by Side

What 'Structural Defect' Actually Means

During Years 3-10, your warranty only covers "structural defects." This is a specific technical term, not a general description.

Structural Elements That Are Covered

What Is NOT a Structural Defect

Common Warranty Claim Scenarios

These are the most common reasons homeowners contact their warranty provider, and whether each scenario is likely to be covered.

Step-by-Step: How to Make a Warranty Claim

During Years 1-2 (Builder's Warranty)

During Years 3-10 (Structural Insurance)

When Your Claim Is Rejected: What to Do Next

Warranty claims are sometimes declined — either because the issue isn't covered, or because the provider disputes whether it's a construction defect. Here's your escalation pathway.

For the full dispute resolution process including template letters and legal options, see our snagging disputes and legal guide.

Warranty vs Buildings Insurance: What Goes Where

Homeowners sometimes confuse warranty claims with buildings insurance claims. Here's how to tell them apart.

In some cases, both may be involved. For example, a construction defect that causes water damage: the warranty covers fixing the defect, while buildings insurance may cover consequential damage to contents and finishes. Always notify both providers and let them work out the split.

Warranties for Specific Property Types

Leasehold Flats and Apartments

• Individual flat warranty — covers your flat's structural elements. You claim directly as the leaseholder
• Communal areas — covered under the building's warranty policy. Claims are usually made by the freeholder or management company on behalf of all leaseholders
• Service charge recovery — if the management company pays for repairs that should be covered by warranty, they should claim on the warranty rather than passing costs to leaseholders through service charges
• Cladding and fire safety — following Grenfell, warranty providers have faced significant claims for cladding remediation. If your building has cladding issues, both the warranty and the Building Safety Fund may apply

Self-Build Properties

• Self-build warranties are available from NHBC, Premier Guarantee, Protek, Checkmate, and others
• Cost — typically £2,000-£5,000 depending on property size and provider
• Why you need one — mortgage lenders require a warranty or architect's certificate. A proper warranty also provides deposit protection for the plot purchase and structural cover for 10 years
• Inspections — the warranty provider inspects during construction at key stages, similar to building control

Converted Properties

• Barn conversions, office-to-residential, and other conversions can be covered by most warranty providers
• Cover may differ — existing structural elements (original walls, foundations) may have limited cover since they weren't built under the warranty provider's supervision
• Check the policy wording carefully — understand exactly which elements are covered and which are excluded

Maximising Your Warranty Protection: Practical Tips

During Years 1-2

• Get a professional snagging inspection — see our snagging checklist for what to check
• Report every defect in writing — email creates a dated, permanent record. Verbal reports are hard to prove later
• Report promptly — don't wait until the end of Year 2 to submit a long list. Report issues as you find them
• Photograph everything — before, during, and after any repairs. Keep a dated photo log
• Keep copies of all correspondence — emails, letters, phone call notes (date, time, who you spoke to, what was said)
• Don't fix things yourself — if you repair a defect, you may lose your right to have the developer or warranty provider fix it. Exception: genuine emergencies for safety
• Request a Year 1 and Year 2 inspection — some developers offer scheduled inspection visits at these milestones. If they don't offer, request one in writing

During Years 3-10

• Keep your warranty documents safe — you'll need your policy number to make a claim. Store digital copies as well as physical
• Maintain your property — warranty providers can decline claims if damage is caused by failure to maintain (for example, not clearing gutters leading to water damage)
• Report structural concerns early — cracks, movement, damp. Early reporting strengthens your claim position
• Notify the warranty provider before doing any work — if you're planning alterations that affect structural elements, notify the warranty provider. Unauthorised structural alterations can void cover
• When selling — warranty cover transfers automatically, but provide the buyer with the warranty documents and policy number

What If the Developer Goes Bust?

This is one of the primary reasons warranties exist. Here's what happens at each stage.

Consumer Code for Home Builders and Warranties

The Consumer Code for Home Builders (2024 edition) works alongside your warranty. All NHBC, Premier Guarantee, and LABC registered developers must comply with the Code.

Key Code Requirements

If your developer breaches the Consumer Code, you can raise a complaint through the Code's independent dispute resolution scheme. This is separate from and in addition to your warranty provider's process.

Frequently Asked Questions

Is NHBC better than Premier Guarantee or LABC?

In practice, the cover from all major providers is broadly equivalent — they all follow the same basic structure, offer similar cover levels, and are all FCA regulated. NHBC is the most widely recognised and has the largest market share, which means more lenders are familiar with it. However, Premier Guarantee and LABC are accepted by all major lenders and provide equivalent protection. The quality of your specific experience depends more on the claims handling than on which provider you have.

What if my warranty certificate hasn't arrived?

Contact the warranty provider directly — they can confirm your cover by phone or email using your address and completion date. Ask the developer for the policy number and registration details. Your solicitor should also have this information from the conveyancing process. If you're more than 28 days post-completion without a warranty certificate, chase both the developer and warranty provider in writing.

Can I extend my warranty beyond 10 years?

Standard new build warranties cannot be extended beyond their 10-year term. After the warranty expires, you're reliant on buildings insurance and general maintenance. Some specialist insurance products offer structural defects cover for older properties, but these are separate policies with their own terms and are typically more expensive.

Does the warranty cover my garage, conservatory, or garden walls?

It depends on whether these were built as part of the original development under the warranty provider's supervision. Integral garages are typically covered. Detached garages and garden walls may be covered if they were in the original plans and inspected during construction. Conservatories added after completion are not covered. Always check your specific policy schedule for what's included.

What if I make alterations — does it void the warranty?

Minor cosmetic changes (decoration, new flooring, new kitchen/bathroom fitout) don't affect your warranty. However, structural alterations — removing walls, extending, converting the loft, changing the roof — can affect cover for the altered elements. Best practice: notify your warranty provider before making structural changes. Get written confirmation of how the alteration affects your cover.

Do I need to pay an excess on warranty claims?

Most warranty policies don't have an excess for claims. NHBC Buildmark, Premier Guarantee, and LABC Warranty all typically process claims without an excess payment from the homeowner. However, always check your specific policy terms as conditions may vary for certain types of claim.

Checklist: Your Warranty Essentials

Related Guides

• Snagging Your New Build Home: Complete Process Guide — when to snag, how to report, getting everything fixed
• Snagging Checklist: 200+ Items Room by Room — the practical inspection reference
• Common Defects in New Build Homes — every defect explained with causes, severity, and fixes
• Snagging Disputes and Legal Rights — escalation, Consumer Code, tribunal, remedies
• New Build Contracts Guide — understanding what your contract says about defects and remedies