How long do you have to report snags on a new build?

On most new homes in the UK you have the builder warranty period, usually the first two years, to report snags and have the builder fix them. Report each snag in writing as soon as you reasonably can after you find it, and always before that period ends.

The first two years: the builder fixes it

New homes are normally sold with a structural warranty. With NHBC's Buildmark, the most common in the UK, the builder warranty period is usually two years from the start date on your policy certificate. During that time the builder, not the warranty provider, is responsible for putting right problems caused by the builder not meeting the warranty provider's technical requirements.

NHBC's process for those two years runs like this:

1. Tell the builder first. Report the problem as soon as you reasonably can, and keep a record of what you reported, to whom and when.
2. Give the builder reasonable time and access to do the work.
3. Use the builder's complaints process if the problem is not fixed. NHBC says you should get the builder's final written response within 30 days of a formal complaint.
4. Ask NHBC's resolution service to step in if you are unhappy with the builder's final decision, or you hear nothing within 30 days.

Other warranty providers, such as LABC Warranty and Premier Guarantee, also start with a period where the builder is responsible. The exact terms differ, so check your own policy document.

After year two: the warranty insurance takes over

Once the builder warranty period ends, the warranty becomes insurance cover for certain types of damage, mainly structural. With Buildmark, that runs for the remaining eight years of the ten-year policy. It is narrower than the builder warranty: cosmetic snags such as paint, minor cracks and sticking doors are generally no longer covered.

That is why reporting everything within the first two years matters so much.

Your legal rights are separate

The warranty sits alongside your rights under your purchase contract. Claims for breach of contract generally have a six-year limit from completion under the Limitation Act 1980, but going to court is slow and expensive. Take legal advice before relying on it.

A simple checking schedule

When	What to do
Before completion	A full snagging inspection, if your builder allows one
Week 1 after moving in	A second full inspection, now the home is lived in
Month 3	Check for shrinkage cracks and early drying-out issues
After the first winter	Check heating, condensation, and anything the cold weather showed up
Month 12	A full inspection of every room and service
Months 21 to 22	A final full inspection, leaving time to report before the two-year deadline

How to report a snag so it gets fixed

• One snag, one entry. List each snag separately, with its room and exact location.
• Photograph everything, with something in shot for scale.
• Describe what is wrong, not just where. "Hairline crack running 300 mm from the top corner of the bedroom 2 door frame" gets fixed. "Crack in bedroom" gets questions.
• Put it in writing and keep a dated copy of every message.
• Track each snag until the builder confirms it is fixed, and check the fix yourself.

Snag AI turns each photo into a logged snag with its location, trade and severity, and builds the report for you, so nothing gets lost between finding a snag and the builder fixing it.

This guide is general information, not legal advice. Check your warranty policy and purchase contract for the terms that apply to your home.