NHBC Certificate When Selling a New Build Property

The NHBC (National House Building Council) Buildmark warranty is the most widely recognised new build warranty in England, Wales, Scotland, and Northern Ireland. It is provided on the vast majority of newly built homes in the UK — NHBC registers around 80% of all new homes built each year. If you bought a new build property from a developer, there is a strong chance it came with Buildmark cover.

When you come to sell, the NHBC certificate becomes an important part of the documents you need to sell your house. The buyer's solicitor will ask for it, and their mortgage lender will expect to see it before approving the loan. This guide explains what the warranty covers, how the transfer works, what to do if the certificate is lost, and when you might need an alternative approach.

What is the NHBC Buildmark warranty?

NHBC Buildmark is a warranty and insurance policy for newly built homes in the UK. It is purchased by the developer (not the homebuyer) and is included in the purchase price of the property. The warranty is designed to protect the homeowner against defects in construction and, in certain circumstances, against the developer going out of business before the home is completed.

Buildmark cover is structured in three distinct periods:

Pre-completion cover (developer insolvency)

Before the home is legally completed, Buildmark protects the buyer's exchange deposit (typically up to 10% of the purchase price, subject to a maximum of £100,000) if the developer becomes insolvent and cannot finish building the home. This section of the warranty is relevant only at the point of original purchase and does not apply when you resell the property.

Years 1 and 2: builder warranty period

During the first two years after legal completion, the builder is responsible for putting right any defects that breach NHBC's technical standards. These standards cover a wide range of construction elements, including:

• Structural elements such as walls, floors, and roofs
• Damp-proof courses and waterproofing
• Plumbing and heating installations
• Electrical wiring and fittings
• Internal plastering, joinery, and finishes
• Drainage within the boundary of the property

If you are selling a new build property within this two-year window, the buyer benefits from the remaining builder warranty. In practice, many snagging issues are resolved during the first year, so a buyer purchasing in year two may find fewer items to raise.

Years 3 to 10: NHBC structural insurance

From the third anniversary of completion through to the tenth, NHBC provides direct insurance cover against specific structural defects. This is the section that matters most when you are selling. It covers:

• Foundations — subsidence, settlement, or heave caused by defective design or construction
• Load-bearing walls — structural failure or cracking caused by non-compliance with NHBC standards
• Roofs — defects in the roof structure (not individual tiles or flashing, which fall under the builder warranty period)
• Floors — structural defects in ground-bearing or suspended floors
• Below-ground drainage — defects in drainage pipes and systems within the footprint of the building
• Flues, chimneys, and retaining walls — where they form part of the structure of the home

It is important to understand that years 3 to 10 cover is insurance, not a builder's obligation. Claims are made directly to NHBC, not to the original developer. NHBC assesses the claim and, if accepted, arranges for the remedial work or pays the cost of repair.

What is not covered by NHBC Buildmark?

Buildmark is not a comprehensive home insurance policy. There are significant exclusions that sellers should be aware of, because buyers sometimes overestimate what the warranty covers. The main exclusions include:

• Normal wear and tear — gradual deterioration of materials, fittings, and finishes over time
• Cosmetic or minor defects after year 2 — cracked tiles, sticking doors, minor shrinkage cracks, and similar non-structural issues are only covered during the builder warranty period
• Appliances and white goods — boilers, ovens, and other appliances are covered by their own manufacturer's warranties, not by Buildmark
• Landscaping and external works — fencing, garden walls, driveways, and paths are not covered unless they are retaining walls forming part of the structure
• Alterations made after completion — any building work carried out by the homeowner (such as extensions or loft conversions) is not covered by the original Buildmark policy
• Damage caused by failure to maintain — if a defect arises because the homeowner did not carry out reasonable maintenance, NHBC may decline the claim

How the warranty transfers when you sell

One of the most common questions sellers ask is whether they need to do anything to transfer the NHBC warranty to the buyer. The answer is straightforward: the Buildmark warranty transfers automatically. It is attached to the property, not to the person who originally bought it. There is no transfer fee, no notification to NHBC, and no paperwork required to effect the transfer.

The buyer inherits whatever cover remains. If you sell in year four, the buyer gets six years of structural insurance. If you sell in year nine, the buyer gets one year. The buyer simply needs a copy of the original NHBC certificate to make any future claims.

Your solicitor will include the NHBC certificate (or a copy of it) in the draft contract pack sent to the buyer's solicitor. This forms part of the standard documents needed to sell a house.

What if you have lost your NHBC certificate?

Losing the NHBC certificate is more common than you might think, particularly if you have lived in the property for several years. Fortunately, obtaining a replacement is straightforward.

To get a replacement certificate, contact NHBC directly:

• By phone: call NHBC on 0344 633 1000 and request a replacement or confirmation of cover
• Online: visit nhbc.co.uk and use the homeowner section to request documentation
• Information you will need: your property address and, if available, the NHBC registration number (this may appear on your original completion statement, mortgage offer, or solicitor's file)

NHBC can search their records using just your property address. They will typically issue a confirmation letter or duplicate policy schedule. There is usually a small administration fee for the replacement. Allow one to two weeks for processing, so request it early in the sale process — ideally before you list the property.

If NHBC cannot trace a record for your property (which can happen with very early registrations or if the builder did not complete the registration process), your solicitor may recommend taking out an indemnity insurance policy to cover the buyer and their lender against the risk. This is a one-off payment, typically £50 to £200, and is usually paid by the seller.

Mortgage lender requirements

Mortgage lenders in the UK take new build warranties seriously. The UK Finance Lenders' Handbook (formerly the CML Lenders' Handbook) sets out requirements that most mainstream lenders follow. For properties under ten years old, the handbook states that the lender's solicitor must confirm that an acceptable new home warranty is in place.

In practice, this means:

• The buyer's solicitor will request a copy of the NHBC certificate as part of their standard conveyancing enquiries
• The lender will not issue a mortgage offer until satisfied that a valid warranty is in place (or that suitable alternative cover exists)
• If the warranty has expired (the property is more than ten years old), the lender does not require one — the property is treated the same as any other second-hand home
• If the warranty is from a provider other than NHBC, the lender checks that the provider appears on their approved list

A missing or unverifiable warranty for a property under ten years old will almost certainly delay the mortgage offer. This is why obtaining a replacement certificate promptly is so important.

Alternative new build warranty providers

While NHBC is the dominant warranty provider, several other companies offer new build structural warranties that are accepted by most UK mortgage lenders. If your property has a warranty from one of these providers rather than NHBC, the same general principles apply: the warranty transfers automatically, the buyer needs a copy of the certificate, and the lender will want to confirm it is in place.

If your warranty is from a less well-known provider, it is worth checking early in the process that the buyer's lender will accept it. Your solicitor can verify this against the UK Finance Lenders' Handbook. If the lender does not recognise the provider, you may need to arrange indemnity insurance as an alternative.

What buyers expect when purchasing a new build

Understanding what the buyer and their solicitor will be looking for helps you prepare the right documentation upfront. When selling a new build property, the buyer's side will typically expect:

• A copy of the NHBC certificate (or equivalent warranty documentation)
• Confirmation of the original completion date, to establish where the property sits within the warranty period
• Details of any claims made under the warranty, including whether they were resolved
• Copies of any building regulations completion certificates for the original build and for any subsequent alterations
• The new build documentation pack, which may include NHBC technical manuals, appliance warranties, and the home user guide provided by the developer

Having all of this ready before the buyer's solicitor raises their enquiries significantly speeds up the conveyancing process.

What happens after the 10-year warranty expires?

Once the NHBC Buildmark warranty period ends (ten years from the original completion date), the property is treated the same as any other existing home for sale purposes. There is no ongoing obligation, no renewal option, and no residual cover.

After expiry:

• Mortgage lenders do not require a new build warranty for properties over ten years old
• The buyer relies on their own survey (homebuyer report or full building survey) to assess the condition of the property
• You are not required to provide the NHBC certificate, although it is good practice to include it in your sale documents if you still have it, as it confirms the property was built by a registered builder and inspected during construction
• Any structural issues that emerge after the warranty expires are the responsibility of the homeowner, not NHBC or the original developer

If you are selling a property that is close to the ten-year mark, it is worth noting the exact expiry date in your sale documents. A buyer purchasing at nine years and six months may value the remaining six months of structural cover, whereas a buyer purchasing at ten years and one month knows the warranty has lapsed entirely.

NHBC certificate and conveyancing enquiries

The buyer's solicitor will raise specific conveyancing enquiries about the NHBC warranty as part of the standard pre-contract process. Common enquiries include:

• Please supply a copy of the NHBC Buildmark certificate or equivalent warranty documentation
• Please confirm the date of the original NHBC inspection and the policy start date
• Have any claims been made under the warranty? If so, please provide details and confirmation that the remedial work has been completed
• Are you aware of any defects that might give rise to a claim under the warranty?
• If no warranty is available, please confirm the reason and whether indemnity insurance can be provided

Your solicitor will handle these enquiries on your behalf, but having the NHBC certificate and any claim correspondence ready in advance will speed up the response. If there is an outstanding or unresolved claim, be upfront about it — the buyer will find out during their searches, and undisclosed issues can cause a sale to collapse.

Selling a new build without an NHBC certificate

Not all new build homes come with an NHBC Buildmark warranty. Some developers choose to use alternative warranty providers, and in a small number of cases, properties are built without any structural warranty at all. If you are selling a new build that does not have NHBC cover, the implications depend on the age of the property and whether an alternative warranty is in place.

Alternative warranty providers

Several warranty providers other than NHBC are widely recognised by UK mortgage lenders. If your property has cover from one of these providers, the sale process works in much the same way as it would with an NHBC certificate — the buyer's solicitor will request a copy of the warranty documentation, and the lender will check that the provider appears on their approved list.

No warranty and the property is under 10 years old

If the property is less than ten years old and has no structural warranty at all — from NHBC or any other recognised provider — this creates a significant problem. Most mortgage lenders require a new build warranty from an approved provider for properties under ten years old. Without one, the lender is likely to decline the mortgage application, which severely limits your buyer pool.

In this situation, you have several options:

• Obtain a retrospective structural survey or report — a full structural survey from a chartered surveyor (RICS-qualified) can provide the lender with assurance about the condition of the property. Some lenders will accept this in place of a warranty, although not all will
• Purchase structural defect insurance — retrospective structural warranties and defect insurance policies are available from specialist providers. These typically involve an inspection of the property followed by the issue of a policy that covers structural defects for the remainder of the ten-year period. This can satisfy many lenders' requirements
• Sell to cash buyers only — a cash buyer does not need to satisfy a mortgage lender's warranty requirements. However, restricting yourself to cash buyers significantly reduces demand and may result in a lower sale price

Warranty has lapsed (property over 10 years old)

If the original warranty has lapsed because the property is now more than ten years old, the absence of an NHBC certificate is unlikely to cause problems. Mortgage lenders only require a new build warranty for properties within the first ten years of construction. After that point, the property is treated like any other existing home, and the buyer relies on their own survey to assess its condition.

What the buyer's solicitor will check

Regardless of whether you have an NHBC certificate, an alternative warranty, or no warranty at all, the buyer's solicitor will check for warranty cover as part of their standard enquiries. They will ask you to confirm which warranty provider (if any) covered the property, supply a copy of the documentation, and disclose whether any claims have been made. Being upfront about the warranty position from the outset avoids delays later in the process. If you are selling a new build property without NHBC cover, raise this with your solicitor early so they can advise on the best approach for your specific circumstances.

Sources

• NHBC — Buildmark policy booklet and homeowner guidance — nhbc.co.uk
• UK Finance Lenders' Handbook — ukfinance.org.uk
• GOV.UK — New build homes: rights and protections
• LABC Warranty — labcwarranty.co.uk
• Premier Guarantee — premierguarantee.com
• Financial Conduct Authority — New build warranties and insurance
• Law Society Conveyancing Protocol, 5th edition — lawsociety.org.uk

Frequently asked questions