Success with NHBC builder warranty on a house less than 2yrs old?

Manc37

Hi - I'm in the process of buying a house which is less than 2yrs old with NHBC insurance. I got a Homebuyer's survey report done on the house which raised some issues about the build of the property which need investigating and repairing.

It is the responsibility of the house builder company to make build-related repairs before a property is 2yrs old. However, the builder is (perhaps unsurprisingly) trying to shirk this responsibility and is saying that it's the owner's responsibility to make the repairs.

Should the builder be reported to the NHBC?

sheff6107

You can't do anything personally because you don't own the property yet. But a builders' first response will always be wash their hands of any faults after any snagging issues.

A full structural survey would stand you in better stead so that once you've bought you have the evidence to pursue a claim.

eddddy

At this stage you should regard this as the seller's problem, not yours.

Tell the seller that they must arrange for the builder to do the repairs under warranty - or if not, you will reduce your offer to cover the cost of getting the repairs done yourself.

remembermee

If you buy with knowledge of the faults the NHBC will claim you had a discount on the purchase price and you will not be covered for any faults you found before buying. The present owner needs to get these things sorted.

Manc37

Thanks for the advice. However, we would prefer for the builders to put right the repairs because it seems simpler than taking money from the owner and having to arrange for various different workmen to come in and make the repairs once we take ownership of the property. We are aware that the same building company are currently building a new development near to ours (literally around the corner!) so it shouldnt be too hard for them to arrange for some of their builders to pop over to the property to make repairs (once they pull their finger out!),

Manc37

remembermee - we haven't taken any discount on the house price to fix the problem. The Homebuyer's survey was conducted in August but our mortgage offer was agreed back on May and no change has been made to the amount.

Manc37

eddddy - I should have said that the seller is leading the communications with the builder (I'm being copied into the emails).

remembermee

That's great but can you prove it to them? They will wriggle out of anything. However if it's under 2 years you are dealing with the builders and not the NHBC. Sorry I only got that from you replies. Builders should be easier.

Manc37

Just as an update, the owner of the property has now reported the building company to the NHBC and has started the NHBC resolution process. Assuming the NHBC agree that the building company should make the repairs, if the builder still resists, hopefully, the NHBC will make the repairs themselves.

Anyone got any idea at all how long the above process may take???

remembermee

For us it was about 4 months and, I hate to say, they fast tracked us as a roof tile nearly hit someone. However, I think it took longer because the builders refused to respond to the NHBC and they then had to organise the repair. If the builders do the repair it should be quicker. Also the house is under 2 years so even more reason for the builder to rectify the problem.

eddddy

Manc37 wrote: »

Just as an update, the owner of the property has now reported the building company to the NHBC and has started the NHBC resolution process. Assuming the NHBC agree that the building company should make the repairs, if the builder still resists, hopefully, the NHBC will make the repairs themselves.

Has the seller taken advice from an expert in building defects or new build snagging? It might be difficult to fight this case without this.

There are lots of opinions around the web about newbuild warranty providers. Here's a few extracts:

Unfortunately everybody who works in construction always says NHBC guarantees aren't worth the paper they are written on and they will try to wriggle out of every claim.

link: http://www.mumsnet.com/Talk/am_i_being_unreasonable/2407244--to-think-my-NHBC-guarantee-isnt-worth-the-paper-its-written-on

Why then do we hear complaint after complaint of failed amateurish inspections during construction, substandard work and supervision, mis-selling of their “Buildmark Policies”, and blanket refusal of claims made?

link: https://buildingindustrywatchdog.wordpress.com/2015/01/13/nhbc-house-buyers-friend-or-just-a-crooked-insurance-company/

Dom helps seven families take on the National House Building Council after they report problems with their brand new homes. Despite a 10 year guarantee on the houses, they're struggling to get the problems fixed for good. Dom also investigates if these new build guarantees are worthwhile.

link: http://www.bbc.co.uk/programmes/b00slmnr