Buying property with NHBC warranty & roof issue

Anthear

Hi - I wondered if people could help with this question:  I am buying a property with an NHBC warranty - the survey has identified an issue with the tiles on the ridge line - the tiles have become detached from the ridge matting.

The vendor has submitted a claim under the NHBC warranty and apparently it takes 10 days to get a response (assuming 10 working days or two weeks).  What has been people's experience of making a claim - is there an excess to be paid etc etc 

Hoenir

How old is the property?

Bigphil1474

I'm no expert but ... my understanding is that the NHBC warranty only covers structural issues after the initial 2 year builders cover has lapsed up to 10 years after construction. If the ridge tiles have 'become' detached I expect NHBC would say that's normal maintenance. Obviously if it's only a couple of years old, that may be arguable, but if it's nearer the 10 year old mark, I think they'd say no. How much would it cost to get the repairs done without any cover? Of course, if the tiles becoming detached isn't a normal thing, then it might be fine to be covered.

KoalaMSEF

Technically, it only cover 2 years. Then rest of 8 years is more Iike an insurance product with high excess but didn't do much. Sometimes, roof damage went through building insurance if it is a flat, which has nothing to do with NHBC. It sounds good but in practice very limited.  

eddddy

When did the NHBC warranty start?

Here are some extracts from an NHBC warranty document - but it's not necessarily the exact warranty that your seller has. But it might give you an idea.


The first 2 years is a builder's warranty. Cover includes:



So if the roof tile problem results from the builder failing to meet NHBC requirements when building the house, it should be covered. But if the problem results from other causes, it might not be covered.



Then for years 3 to 10....



So again, it it looks like it depends on whether the roof tile problem is a result of the builder failing to meet NHBC requirements.

BUT... there are some significant exclusions:



So it sounds like, unless rain water is getting into the house - the problem might not be covered.

And...




So if NHBC can get the work done for less than £1,700 (or whatever min claim value applies) - they won't pay for it.

They'll only pay if the work would cost them more than £1,700.


Link: https://www.nhbc.co.uk/binaries/content/assets/nhbc/homeowners/find-your-policy/as-or-at-policy-booklet.pdf

koalakoala

Never had success with them when I bought a new house 😡

Veteransaver

I've known people get their entire roof and windows replaced via NHBC or the other main type of new builds insurance wellafter 2 years. But you have to really fight it.

Anthear

Hoenir said:

How old is the property?

It was built in 2019

Anthear

eddddy said:

When did the NHBC warranty start?

Here are some extracts from an NHBC warranty document - but it's not necessarily the exact warranty that your seller has. But it might give you an idea.


The first 2 years is a builder's warranty. Cover includes:



So if the roof tile problem results from the builder failing to meet NHBC requirements when building the house, it should be covered. But if the problem results from other causes, it might not be covered.



Then for years 3 to 10....



So again, it it looks like it depends on whether the roof tile problem is a result of the builder failing to meet NHBC requirements.

BUT... there are some significant exclusions:



So it sounds like, unless rain water is getting into the house - the problem might not be covered.

And...




So if NHBC can get the work done for less than £1,700 (or whatever min claim value applies) - they won't pay for it.

They'll only pay if the work would cost them more than £1,700.


Link: https://www.nhbc.co.uk/binaries/content/assets/nhbc/homeowners/find-your-policy/as-or-at-policy-booklet.pdf

THANK YOU so much for this - very clear and comprehensive - much appreciated!