What is a Professional Consultants Certificate?

snowqueen555

Hi, I'm considering buying a new build flat (redevelopment of am older building) in a small development, it says it will have a Professional Consultants Certificate. 

How does this differ to the 10 year NHBC warranty, what does it cover?

I've already asked if they will be able to repair any snagging issues after purchase like most larger developments offer, but no answer as of yet.

Googling and come up with very little information. 

user1977

It's confirmation that the build was supervised by the architect or surveyor who signs it off, and that they are undertaking a duty of care to the buyer (i.e. you can sue them if it turns out they had been negligent). So not quite as good as a warranty but far better than nothing. You'd need to check whether it would be acceptable to your mortgage lender  - they do generally make the property mortgageable, but some lenders might insist on a warranty.

For snagging issues you'd be expecting the developer to deal with those anyway.

eddddy

snowqueen555 said:

How does this differ to the 10 year NHBC warranty, what does it cover?

One key difference is that an NHBC warranty requires the builder to fix snags and defects for the first 2 years.

A Professional Consultants Certificate doesn't require that.

So you need to find out what the builder plans to include in your contract about snags and defects - and if you're not happy with that, see if there is scope to negotiate better terms.

One challenge will be agreeing what is a snag/defect and what isn't. (e.g. If there is a bulge in the plaster - is that a defect, or something that's within an acceptable tolerance?)  NHBC publish a large technical guide that explains in detail what is acceptable for their warranties - but you won't have that.

snowqueen555 said:

I've already asked if they will be able to repair any snagging issues after purchase like most larger developments offer, but no answer as of yet.

It's very sensible starting point to ask that question, but don't rely on a written or verbal answer. You need to tell your solicitor to make sure that whatever you're told is explicitly included in the contract.

chanz4

nhbc warranty is really poor, try get them to pay out!

snowqueen555

eddddy said:

snowqueen555 said:

How does this differ to the 10 year NHBC warranty, what does it cover?

One key difference is that an NHBC warranty requires the builder to fix snags and defects for the first 2 years.

A Professional Consultants Certificate doesn't require that.

So you need to find out what the builder plans to include in your contract about snags and defects - and if you're not happy with that, see if there is scope to negotiate better terms.

One challenge will be agreeing what is a snag/defect and what isn't. (e.g. If there is a bulge in the plaster - is that a defect, or something that's within an acceptable tolerance?)  NHBC publish a large technical guide that explains in detail what is acceptable for their warranties - but you won't have that.

snowqueen555 said:

I've already asked if they will be able to repair any snagging issues after purchase like most larger developments offer, but no answer as of yet.

It's very sensible starting point to ask that question, but don't rely on a written or verbal answer. You need to tell your solicitor to make sure that whatever you're told is explicitly included in the contract.

As the PCC lasts for 6 years, I'm trying to understand what happens after the 6 years are up, if I want to resell do I need another pcc?

user1977

snowqueen555 said:

eddddy said:

snowqueen555 said:

How does this differ to the 10 year NHBC warranty, what does it cover?

One key difference is that an NHBC warranty requires the builder to fix snags and defects for the first 2 years.

A Professional Consultants Certificate doesn't require that.

So you need to find out what the builder plans to include in your contract about snags and defects - and if you're not happy with that, see if there is scope to negotiate better terms.

One challenge will be agreeing what is a snag/defect and what isn't. (e.g. If there is a bulge in the plaster - is that a defect, or something that's within an acceptable tolerance?)  NHBC publish a large technical guide that explains in detail what is acceptable for their warranties - but you won't have that.

snowqueen555 said:

I've already asked if they will be able to repair any snagging issues after purchase like most larger developments offer, but no answer as of yet.

It's very sensible starting point to ask that question, but don't rely on a written or verbal answer. You need to tell your solicitor to make sure that whatever you're told is explicitly included in the contract.

As the PCC lasts for 6 years, I'm trying to understand what happens after the 6 years are up, if I want to resell do I need another pcc?

No. After 6 years it becomes like any other secondhand property (just like what happens after a NHBC 10 year warranty runs out).

snowqueen555

user1977 said:

snowqueen555 said:

eddddy said:

snowqueen555 said:

How does this differ to the 10 year NHBC warranty, what does it cover?

One key difference is that an NHBC warranty requires the builder to fix snags and defects for the first 2 years.

A Professional Consultants Certificate doesn't require that.

So you need to find out what the builder plans to include in your contract about snags and defects - and if you're not happy with that, see if there is scope to negotiate better terms.

One challenge will be agreeing what is a snag/defect and what isn't. (e.g. If there is a bulge in the plaster - is that a defect, or something that's within an acceptable tolerance?)  NHBC publish a large technical guide that explains in detail what is acceptable for their warranties - but you won't have that.

snowqueen555 said:

I've already asked if they will be able to repair any snagging issues after purchase like most larger developments offer, but no answer as of yet.

It's very sensible starting point to ask that question, but don't rely on a written or verbal answer. You need to tell your solicitor to make sure that whatever you're told is explicitly included in the contract.

As the PCC lasts for 6 years, I'm trying to understand what happens after the 6 years are up, if I want to resell do I need another pcc?

No. After 6 years it becomes like any other secondhand property (just like what happens after a NHBC 10 year warranty runs out).

I have searched on these forums that some banks like Barclays have refused lending on these after 6 years, saying they need the 10 year warranty. 

I'm currently buying a new build flat with a PCC but the more I read about the more I am worried about any problems that may occur, it really is a headache.

user1977

snowqueen555 said:

user1977 said:

snowqueen555 said:

eddddy said:

snowqueen555 said:

How does this differ to the 10 year NHBC warranty, what does it cover?

One key difference is that an NHBC warranty requires the builder to fix snags and defects for the first 2 years.

A Professional Consultants Certificate doesn't require that.

So you need to find out what the builder plans to include in your contract about snags and defects - and if you're not happy with that, see if there is scope to negotiate better terms.

One challenge will be agreeing what is a snag/defect and what isn't. (e.g. If there is a bulge in the plaster - is that a defect, or something that's within an acceptable tolerance?)  NHBC publish a large technical guide that explains in detail what is acceptable for their warranties - but you won't have that.

snowqueen555 said:

I've already asked if they will be able to repair any snagging issues after purchase like most larger developments offer, but no answer as of yet.

It's very sensible starting point to ask that question, but don't rely on a written or verbal answer. You need to tell your solicitor to make sure that whatever you're told is explicitly included in the contract.

As the PCC lasts for 6 years, I'm trying to understand what happens after the 6 years are up, if I want to resell do I need another pcc?

No. After 6 years it becomes like any other secondhand property (just like what happens after a NHBC 10 year warranty runs out).

I have searched on these forums that some banks like Barclays have refused lending on these after 6 years, saying they need the 10 year warranty. 

Yes, but that's going to be the same issue even if it was brand new and you weren't getting a 10 year warranty. So it won't be any "worse" in the 6-10 year period than it is now.

And after 10 years nobody (normally) has any warranties anyway.

See this section of the UK Lenders Handbook for lenders' policies where there isn't a NHBC etc warranty:

https://lendershandbook.ukfinance.org.uk/lenders-handbook/englandandwales/question-list/1919/

snowqueen555

There is a good chance id dell in the 4-10 year period, so the concensus really is that it is better to have a 10 year warranty scheme, or sell within the 6 year period. The pcc seems like a niche product, all my googling seems to come up with self build and things like that, whereas this is a 9 flat conversion.