Warranty on extension

aecb

We are looking to have an extension built on our house. Having got a few quotes, we have identified a preferred builder to take on the work - we know of someone else who used this builder and was very happy with the work. We asked this builder whether he would provide a warranty but he said that, as the building aspect is covered by building regulations, then he would not provide a warranty on that as there should be no need to.


He will provide a warranty on things like the flat roof (although I think he will be sub-contracting that part anyway).


Is it normal to rely on building regulations, rather than being given a warranty, on the building aspects of an extension? I just wanted to check others' experiences as I might have expected to be given something like a 10-year warranty as standard.


I don't think it is relevant but, for info, this is a single storey extension with a flat roof. The footprint of the extension is relatively large though.


TIA.

phil24_7

You wont get a warranty as such but any works will be covered by his/her/their personal liabilities insurance (make sure you get a copy of this for your records BEFORE he starts work).

Furts

Going by memory you could get a warrant through FMB, and also through LABC. For the former the builder would have to be a member. With the latter do some searching around - it may now be defunct.

Also try BuildStore and research their warranty packages.

All these will come at a price, and would not be automatically included in any quaote from a builder.

However, your approach is fundamentally flawed. A warranty claim is shutting the stable door after the horse has bolted. If you think of the landed gentry, or country estates, or private schools or Housing Associations, and so on they will all be proactive and get professional help to ensure there is little risk of the builder bodging and cutting corners. Typically a Clerk Of Works, or maybe a Chartered Building Surveyor. Hence if you doubt your ability to control matters and/or you doubt your contractor you should consider likewise.

Kiran

I agree with the above. Will your contract have defects period during which you hold retention payable on completion of the defects period. whilst not technically a warranty it does however encourage the resolution of defects

Annie1960

phil24_7 wrote: »

You wont get a warranty as such but any works will be covered by his/her/their personal liabilities insurance (make sure you get a copy of this for your records BEFORE he starts work).

My home insurance company told me to do this, as the architect advised me that I had to inform my insurance company about the extension works.

mishkanorman

Flat roof ? have you applied for planning permission ?

SuzieSue

Annie1960 wrote: »

My home insurance company told me to do this, as the architect advised me that I had to inform my insurance company about the extension works.

Yes, but just because he has insurance, it doesn't mean they will pay out if something goes wrong:


http://www.dailymail.co.uk/news/article-3015425/A-suburban-nightmare-just-wanted-builder-create-little-extra-space-followed-rules-happened-child-blood.html#ixzz48C3r0MOJ


The builder’s insurer claimed the policy was invalid because Knott had broken terms of it, due to the incompetent way he worked,’ says Jacquie.

aecb

Thanks for the various replies.


I should add that I don't have any particular concerns over the builder - we wouldn't have chosen him otherwise - and we do know of other similar building work in the area that he has done. I was just a bit surprised that a warranty doesn't come with extensions as standard in the way that, for example, most new houses have an NHBC warranty despite presumably the builders being believed to be competent. We wouldn't intend to take a third party warranty out since that doesn't appear to be necessary or generally done.


We do have planning permission.


We are meeting with our chosen builder to discuss final plans and timescales on Weds this week so some of the comments will be helpful to feed into the conversation.


Any others thoughts that anyone has would of course also be very welcome!

Furts

aecb wrote: »

Thanks for the various replies.


I should add that I don't have any particular concerns over the builder - we wouldn't have chosen him otherwise - and we do know of other similar building work in the area that he has done. I was just a bit surprised that a warranty doesn't come with extensions as standard in the way that, for example, most new houses have an NHBC warranty despite presumably the builders being believed to be competent. We wouldn't intend to take a third party warranty out since that doesn't appear to be necessary or generally done.


We do have planning permission.


We are meeting with our chosen builder to discuss final plans and timescales on Weds this week so some of the comments will be helpful to feed into the conversation.


Any others thoughts that anyone has would of course also be very welcome!

I am perplexed by your reply. You asked about a ten year warranty yet you say you will not be taking one out because it is "not necessary or generally done". It may be necessary - there is no way of knowing what could go wrong. Further, just because others do not generally take one out does not mean the others are correct.

In addition with the NHBC Warranty there is no assumption by NHBC that the builder has any level of competence. Countless builders do not!

The customer pays for the NHBC Warranty and it is not provided FOC by the builder. Hence to keep a comparable scenario, if you would like a warranty on your extension you must be prepared to fund it.

System

Use a standard form of contract which allows a retention sum for a set period.
It's unusual for any "warranty" as such to be provided on an extension outside of the normal contractual levers, I would imagine asking for a warranty from a builder will just add a decent amount on to the contract sum and then not be useful if a defect is identified - much like the NHBC guarantees...