Buying recent New Build - Snags and Warranties

Gentoo365

I have seen a property for sale that seems to have been bought by the current owners as a new build just over a year ago. 

I am not sure of their reason for sale, so there are a few things to consider, but for now let's assume that there are no issues with the development or property in general and they have a valid reason to move so soon.

My questions are

A ) As with any new build there will no doubt be snags, and it is entirely possible that some may not be resolved, or some issues may reveal themselves within the first few years. Does the house builder still have the liability to resolve in the same way even if the owner has changed, or can they claim the contract (and any agreements) they have was with the initial buyer

B ) Apart from concerns on 'why are they selling' are there any other potential issues with buying a property that was New Build in the last 24 months? 

C ) In this scenario, am I right that a reasonable enquiry after an offer is accepted is to ask for the snag list (including all resolved items) and details of any communication with the house builder regarding any other complaints or disputes.

RelievedSheff

You will get the balance of any warranties when ownership of the house is transferred. 

Whether or not the current owners have kept a record of any snags you will only find out once your offer has been accepted. Generally there is no requirement to keep a record of any snagging works carried out to the property. There is no record on our two year old "new build".

People have to move for all manner of reasons. It may be the reason they are moving is nothing at all to do with the property.

eddddy

You need to read the details of the specific warranty that came with the house you're interested in.


Some warranties require the builder to fix snags reported within the first 2 years, but others don't provide that 2 years builders warranty. (And if there's 2 years cover, check that it's transferable to you.)

But all warranties should provide 10 years transferable cover for major structural problems.



If there's a 2 year builder's warranty, some people pay surveyors to produce a 'snagging survey' shortly before the 2 years is up - so that the homeowner can report any remaining problems to the builder just before the warranty runs out.

You could even get a snagging survey done during the buying process, to get a feel for the quality of build of the house.



But obviously, the builder might argue with the surveyor's opinion, and refuse to do the repairs. So you'd need to argue the case.

Maybe make some enquires about how willing and reasonable the builder is about doing snagging repairs in general.

Gentoo365

That's an interesting point. 

So I could in theory (once offer accepted and the sale is progressing) arrange a snagging survey?

The truth is that I would not necessarily require minor issues (i.e. DIY, cosmetic) to be resolved. It is more to make sure I know what I am buying and that they are not selling due to more problematic issues where they have just given up. 

TDPIX

Gentoo365 said:

That's an interesting point. 

So I could in theory (once offer accepted and the sale is progressing) arrange a snagging survey?

The truth is that I would not necessarily require minor issues (i.e. DIY, cosmetic) to be resolved. It is more to make sure I know what I am buying and that they are not selling due to more problematic issues where they have just given up. 

Unfortunately there's no way of knowing why they're selling, beyond raising a legal enquiry i.e. "Are there any major known building defects?" or "Have any non-aesthetic defects been raised with the developer?"

Regarding a snagging survey, yes you can get one yourself, but some new build developers refuse to look at them. Taylor Wimpey certainly ignore them (I live on a TW new build site and I know of neighbours that had snagging surveys with no success).

But of course, a general homebuyers surgery (or a building survey) should also detect any major issues - that's the point of them.

You'll also be covered by the NHBC warranty if there's major issues which rear their head later on.

Justonemorecupoftea

On your second point there will be some stuff about the estate that might be worth considering - is it finished yet or are building works ongoing, are all community provisions in place, have the roads been adopted any covenants around what can be done to the front of properties etc.

I'd be mindful if they are trying to make too much of a profit over and above their purchase price.

kungfucharlie

We live in a new build. We had 2 years of snagging included, and the developer was generally very good about dealing with all of them - and with some of our neighbours' issues even after the 2 years. They tended to be small things - leaky sinks or small cracks in the wall. 

I'd seek written confirmation from the developer (via the seller) of what the terms were when sold, and if they will be honoured. 

Asking for a snag list won't do you any harm, but you probably won't know if a plug socket doesn't work until you move in.