When does the NHBC guarantee start?

JoJoArmani

Hi

Does the NHBC guarantee start from the day we exchange contracts?

Therefore the 2 year snagging would start from then? Not 2 years from when the property was built?

Thanks!!

JoJo

ken_and_dot

I suspect that the guarantee starts from the date the NHBC inspector signs the property off as acceptable. The builder is responsible for any defects after that date for the next two years. This would be any defect but not necessarily work classed as snagging as this may not be a defect in accordance with the guarantee conditions. I have know cases where the inspector has been called to a dispute and defined some work, (e.g. the odd nail popping through the plasterboard) as owners maintenance.

JoJoArmani

I ask as on the NHBC website it says the 10 year guarantee starts from the first exchange (or completion can't remember) on the property?

Hence I am confused as I have been told by the builder that the snagging time is up and any defects are now covered by the NHBC guarantee...

[EDIT - i have read on the nhbc web site bechmark warranty cover -

Insurance certificate is issued on completion (defentition below) cover starts from that date.

Complete, Completion
"for a home sold under contract with the first owner - this means the later of:-

a) the date of legal completion or,
b) the date the nhbc agrees that the home substantially complies with the nhbc's requirements

For a home built under a building contract. or occupied by someone other than the first owner before the legal date of completion - this means the date the nhbc agrees the home substantially complies with the nhbc's requirement]

ken_and_dot

What work is it that you require the builder to do?

JoJoArmani

ken_and_dot wrote: »

What work is it that you require the builder to do?

One thing I noticed was a door that won't close.

A question was raised by my solicitor regarding snagging = the reply from the sellers solicitors says I should arrange any minor defects direct with the site office when the property has been snagged.

Yet the builders told my EA that snagging is now out of time and any defects need to be claimed under the NHBC guarantee.

Hence my confusion...

ken_and_dot

You can go direct to the NHBC. Their records will tell them whether it is still the builder's responsibility or theirs. If it is the builder's they will make arrangements to inspect the work and if they agree it requires doing they will issue the builder with a notice requiring him to carry it out within a specified time scale. It he fails they will arrange for the work to be carried out and they will recover the costs from the builder. If it is outside the two year limit they will arrange for the work to be done themselves. However, the NHBC inspector will need to satisfy himself that the work does in fact require doing and is not simply owners maintenance. You can contact the NHBC at:

NHBC Claims
NHBC House
Davy Avenue
Knowlhill
Milton Keynes MK5 8FP tel. 0870 241 4329

You will probably need to give them your guarantee reference number.

I see we were both right; on completion or sign-off by NHBC. Only difference is that it's the later of the two hence my mistake.

JoJoArmani

SO does that mean when I complete that will be the later and therefore the guarantee will start from that date?

Thanks so much for helping

JoJo

Jorgan_2

The NHBC guarantee will start on the day of completion, the day you get the keys for the property. My parents purchased a show home which had been built for five years, but the NHBC started on the day they completed.

JoJoArmani

Jorgan wrote: »

The NHBC guarantee will start on the day of completion, the day you get the keys for the property. My parents purchased a show home which had been built for five years, but the NHBC started on the day they completed.

Just what I wanted to hear.

So I can do a snag list as the 2 year snag will still appy won't it?

JoJoArmani

UPDATE from builders/vendors:-

"I have heard back from xxxx to say that as the property was build complete it is out of defects (with Southdale Homes who built the properties). This means any major defects are covered under the NHBC. In respect of any minor defects, the agent should have pointed out to you that the property was "sold as seen"."

I'm peed off now - I was not told sold as seen, door was not originally stuck... and I don't get this out of defects thing - I don't think this applies as I am the first buyer of the property...??

Jorgan_2

If it was sold as seen wouldn't this be in the sales contract when you purchased the property? Check with your solicitor, this would be a fairly major issue for many people so I'm surprised you weren't made aware at the time of signing the contract.