New-Build Home Warranty Basics

A new-build or new home warranty is a ten-year insurance policy for newly built or converted properties. They protect the buyer of the home from any structural and related defects, helping ensure the buyer can get any repairs needed during the initial years of moving into their new home.

Naturally, you expect a new-build home to have less defects and potential issues than an older property, but problems may occur in the first few years of living in a home, and this is why new-build warranties are so important.

What Do New-Build Warranties Cover?

When you buy a new property off plan / before it has been built, your warranty will cover your deposit against the selling firm going insolvent. This means if your builder goes bust and your property is not started or it partially built, your warranty will cover the repayment of your deposit.

Once a property is fully built, the warranty is split into two periods. The periods are:

1.     The defects insurance period – covering the first two years

2.     The structural insurance period – covering years three to ten

During the first two years in your property if you find issues/snags with the work your builder has done, the builder is obliged to come back and fix them. Issues could be anything from windows not being sealed properly to defects with the piping effecting your home’s heating. Your warranty will lay out what specifically is covered in the defects insurance period.

During the second period, the builder’s responsibility changes. They are only responsible for major problems in the structure of the property. This will usually include foundations, external rendering, roofing, chimneys, ceilings and load-bearing flooring.

Smaller defects which occur during the structural insurance period are now the responsibility of the homeowner. This includes things such as issues with fixtures and fittings or problems with guttering. You should check your warranty policy so you have a full understanding of what it covers before contacting your builder with any issues or complaints.

What is the Consumer Code for Home Builders?

The Consumer Code for Home Builders has been in place since 2010 and applies to all companies trading as home builders registered with the UK’s main Warranty Bodies; NHBC, Premier Guarantee and LABC Warranty. The scheme lays out the consumer rights of home buyers and ensures builders adhere to certain practices and service levels. It provides protection to home buyers and ensures they are treated fairly throughout the buying process. All reputable property developers will abide by this code.

What is the New Homes Ombudsman Service?

The New Homes Ombudsman Service aims to provide dispute resolution to resolve complaints from homebuyers about developers. It is intended to bolster (and ultimately replace) the powers of the Consumer Code for Home Builders in the future, for properties in England. This Government scheme is in the final stages of development but is expected to officially launch during 2022.

How is a Warranty Different to Home Insurance?

Home insurance is provided based on likely risks to a property, it may cover both the building and contents. Almost every home is insurable, including older properties and the cost of home insurance varies significantly. Home insurance can provide cover for issues such as accidental damage, fire and theft of properties contents. New home warranty policies only relate to the structural integrity of a new home in the firs ten years, and any defects in workmanship during the two year defects insurance period.

Who Are the Leading UK Warranty Suppliers?

There are a number of different providers of home warranties, though three main bodies cover most of the new-build market in England. It is wise to retain their contact details during your warranty period and take a look at what their policy covers and what may or may not be included or excluded.

NHBC

Website: https://www.nhbc.co.uk
Head office: NHBC House, Davy Avenue, Knowlhill, Milton Keynes, Bucks, MK5 8FP

The National House Building Council is the largest provider of home warranties in the UK. On their website they assert that 80% of all newly built homes in the UK have a ten-year NHBC warranty. They are also the UK’s leading single approved inspector for building regulations and a reliable resource for all new-build related information and guidance.

They offer new home warranties under their Buildmark product, and this ensures both the initial developer liability period is in place for two years and later insurance policy remains in place for the final eight-year period. The NHBC is non-profit organisation, and all profits are reinvested into research and activities focused on improving new build standards in the UK.

LABC WARRANTY

Website: https://www.labcwarranty.co.uk
Head office: 2 Shore Lines Building, Shore Road, Birkenhead, Wirral, CH41 1AU

LABC Warranty works in partnership with Local Authority Building Control which makes it one of the best known providers for warranties in England and Wales. All warranties provided by LABC are underwritten by recognisable firms Aviva and AXA and they also have many reputable industry accreditations including HBF and RIBA. LABC are one of the founding members of the Consumer Code for homebuilders and are committed to excellence in service. They rely upon a network of over 3500 qualified surveyors to support warranty holders.

PREMIER GUARANTEE

Website: https://www.premierguarantee.com
Head office: 2 Shore Lines Building, Shore Road, Birkenhead, Wirral, CH41 1AU

Premier Guarantee are a highly regarded warranty provider who have been in the market for over 20 years. They work with a reputable panel of insurers and maintain a strong reputation and level of trust with all major mortgage lenders. They hire their own risk management surveyors who work with their clients to ensure warranty standards and building controls are met. They offer various types of cover to suit different schemes and types of property such as build-to-rent projects as well as affordable developments for rental. They also have a hand in the commercial property market and high value premises.

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At Premier Snag our experienced and knowledgeable team of Snagging Inspectors can take the stress out of identifying what issues may or may not be covered by your new-build warranty. We will examine your home and identify any issues covered within your legal warranty rights, providing a comprehensive report for you to deliver to your home builder. Use our simple online booking system to book a snagging inspection today.

Choosing your Property Developer: Assessing the Quality of Home Builders

When buying a new home, you want to be sure you choose a home builder you can rely on and a development company with a good track record. Many people buying new homes buy off plan, with their home not yet built or under construction. With this in mind it is even more important that you can trust and rely on your chosen property development company.

Most developers are reputable and reliable, but there are companies with chequered histories out there and doing your research in advance really matters. Here we’re looking more closely at steps you can take to make sure you’re working with a reputable company, and you’ll have a home you can be proud of.

Research, Research, Research

The first step in working with any contractor or acquiring any service should be research. You should research your chosen developer and investigate their track record. You may be able to visit houses they’ve already built, or do a Google search for recently completed developments. Details around previous builds should give you a good idea of the quality of their work and their ability to commit to deadline. A good builder should have a developments portfolio you can explore to get a good feel for the quality of build offered.

It is also worth noting there can be differences in the standards of developments by the same home builder on different sites; with differing management, tradespeople and deadlines all potentially playing a role. The more specific details about a development site you can equip yourself with, the better.

Home Builders Federation Rating

The Home Builders Federation is a reputable source of relevant and useful information for anyone looking to buy a new build home. They also run an Annual Customer Satisfaction Survey of homeowners who have just bought new builds. The survey asks homeowners what they thought of their developer and whether they’re recommend them to friends. Developers are then awarded a star rating from 1 to 5. You should be looking for a builder who has a strong 5-star reputation, not one that goes up and down, or of course, stays low.

Check the Consumer Code

The After-sales process offered by your developer is important and they shouldn’t simply give you the keys and disappear. They should be part of the Consumer Code for Home Builders, an industry recognised requirement in place to protect buyers and their consumer rights.  The code is there to ensure all buyers are treated fairly and have protection over their purchase and ensures developers are committed and obliged to provide quality after care.

Plan a Site Visit

Of course you’ll want to visit the site where your future home is going to be built, but take the time to really explore the area. Visit the show home if possible go back a few times at different times of day to get a real feel for the quality of the building works. If there are already people living on the site, take the time to visit and ask them about their experiences. Most people won’t mind and it will give you a proper understanding of what it will be like living on the development and the quality of building offered by the developers too.

It is not advisable to show up unannounced to developments - as these are working building sites, however larger national development companies like Barratt Homes, Bellway & Taylor Wimpey may have dedicated staff onsite during office hours for show home visits. Many smaller developers will have more limited resources so it is wise to check their website and get in contact to plan a visit.

Trained & Experienced Tradespeople

The construction industry has been hit my skills shortage, and this has led to some developers hiring builders who may not be up to the standard necessary to complete a high-quality build. This can potentially lead to poorly finished buildings and homes with many defects. Take the time to quiz and question the development company to ensure they are knowledgeable about their tradespeople and are happy to show off their skills and demonstrate their quality.

Quality Assurance Check

An experienced and professional homebuilder will not want to hand over a property without a complete and comprehensive quality assurance check. The property should be inspected when complete and they should have standards set to meet in all areas of the build. A final quality assurance check should ensure the property meets all high standards needed to be considered complete and ready to hand over to the new owner.

Book in a Snagging Survey

Booking a comprehensive professional home snagging survey is the easiest way of ensuring your new-build home is finished to a high standard and free from defects. It also ensures any errors found are quickly remedied and you can be comfortably living in your new home as soon as possible. Even if your development company tick all the boxes and appear to have done a great job, your snagging survey with provide an independent assessment to give you peace of mind for the future.

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Booking a professional snagging inspection helps you ensure your home is built to the highest of standards for the years to come and avoid any costly surprises once your warranty period expires. Whilst we aim to make online booking as simple as possible we are always happy to answer any your queries via email, phone, WhatsApp or Facebook Messenger.

Owning a Home: What Financial Support is there to Get Started?

With financial pressures increasing as we all continue to deal with a period of uncertainty, we thought it would be timely to provide a more in-depth look at what financial schemes are currently available for prospective homeowners.

With a commitment to getting people onto the housing ladder and helping prospective owners purchase their dream home, the government runs several schemes with an aim to make it a little easier to get there. Lets take a little time to consider which may be the best option for your circumstances.

HELP TO BUY: EQUITY LOAN

The Help to Buy: Equity Loan was launched in April 2021 and replaces the old Help to Buy scheme. It is a scheme just for first-time residential property buyers and differs from the older scheme as it incorporates regional property price limits to further guarantee the scheme is accessible and focused on those who need it most.

The new scheme is set to run until March 2023 and works through the government lending homeowners up to 20% of the cost of a newly built home, rising to 40% for homes in London. It is fully focused on first-time buyers and no one else will be eligible for this scheme. Regional price caps differ dependent on area with the maximum property price in London set at £600,000 while the East Midlands cap is £261,900.

The scheme helps prospective homeowners reach a higher deposit level, enabling them to get an affordable mortgage.

MORTGAGE GUARANTEE SCHEME

The Mortgage Guarantee Scheme was launched in April 2021. It is designed to help increase the supply of 5% deposit mortgages for households with appropriate credit by supporting lenders to offer these products using a government backed guarantee on new 95% mortgages. This scheme will back mortgages up to 31st December 2022.

The scheme is in place to increase the supply of 95% loan to value mortgages by supporting the lenders through the government backed guarantee. The guarantee compensates the mortgage lender for a portion of net losses should repossession ever occur.

SHARED OWNERSHIP

If affording the mortgage on 100% of a home is not within your budget, the Shared Ownership Scheme may be a good option for you and your family. Shared Ownership gives you the chance to buy a share of your home, usually between 10 and 75% of its overall value and you will pay rent on the remaining share. As time progresses you may have the chance to buy bigger shares and eventually own the whole home.

The government has launched a new Affordable Homes Programme 2021-2026 which has taken down the Shared Ownership scheme from 25% to 10% allowing even more people to get onto the property ladder. Shared owners will also have more freedom over elements of their ownership, and selling their home, with the chance to take control of the resales process from the landlord earlier than before.

You may be able to buy a home using this scheme if:

• You have a household income of £80,000 a year or less (£90,000 in London)

• You are a first time buyer

• You used to own a home but can’t afford to buy one presently

• You are an existing shared owner

Shared Ownership allows you to buy both new build and existing properties.

 

RIGHT TO BUY

The Right to Buy Scheme has been in operation for many years and helps council and housing association tenants to buy their home with a discount. This discount is up to £84,600, or £112,800 in London. The scheme is only for tenants in England.

The Right to Buy Scheme is something which appeals to many housing association and council tenants and landlords in this sector have to provide adequate information to give their tenants this opportunity. For more information the government’s Right to Buy Agent service can be invaluable.

Buying your first home or a residential property at any time in your life is a huge expense, so taking advantage of the schemes available will help to make it a little more manageable and for some people, possible at all. If you are unsure whether any of the current schemes would apply to your circumstances it is worth taking the questionnaire on the HM Governments Own Your Home website.

Saving for your House Deposit: Tips and Tricks for Success

Home ownership is an aspiration many of us want in life but getting there isn’t always straightforward. The cost of living and renting is getting higher and higher so how can you begin to save for the deposit needed for your first home? Here are some ways to get there and also some schemes you can tap into to help boost your savings.

SET YOUR GOAL

Setting a deposit goal is the first step in knowing what you need to save and how long it’s going to take to get there. It will also help you understand the price range of house you can look at when trawling online estate agents’ websites. Try an online mortgage deposit calculator to see how much monthly savings and deposit sizes are likely to effect your deposit goal timeline.

A 10% deposit on any property is a good place to start as this will give you options in mortgage providers, so if you’re looking at houses with a price tag of £200,000, you’re likely to need a deposit of £20,000 saved. This can vary but if you get that 10% saved you know you’re ready to start seriously looking.

BUDGET FOR MONTHLY SAVINGS

Once you have a goal in mind, get drastic with your budget and work out how much you can afford to set aside each month for your deposit. This should be amount which ensures you can live comfortably but still head towards your deposit saving goal. Setup a standing order into your savings account so you are not tempted to use the money in another way and your deposit savings continue to be boosted. There are a variety of budgeting apps and tools within many online banking apps which can also help you to analyse your spending and set up savings goals.

ASSESS YOUR RENTAL SITUATION

If you’re desperate to make that deposit money as quickly as possible then you could consider downsizing your current living arrangements. Many people move back in with their parents and benefit from a year or so of rent-free living to boost their deposit fund, others downsize and cut back on their rent by £100-200 a month, allowing for this cash to be driven straight into the deposit fund. Additional savings per year is sometimes worth the short-term compromises in living arrangements. 

 

CUT BACK ON EXPENSES

Finding ways to live more cheaply and cut back on little luxuries can really help boost the amount you have spare to put into your deposit savings. Simple changes like reviewing your energy bills and switching to cheaper supplier can save you £100s each year. Other outgoings like gym memberships, eating out and subscription services should be assessed to see if you can cut back or streamline them to bring in extra monthly savings. It may sound like missing out on the best bits of your week, but the short-term loss will be a huge lifetime achievement when you’re able to bid for your first home.

EXPLORE ISA SAVING SCHEMES

To make the most of your savings, you want them to be held in a reliable savings account which ensures they grow year on year, in terms of interest as well as the deposits you make. An ISA is a great option because they remain tax free. What’s more the Help to Buy and Lifetime ISA options are backed by government help, where you can earn a government bonus of up to 25% on your savings when you buy your first home. Unfortunately the Help to Buy ISA scheme is now closed for new applicants but current savers can continue to use the scheme until December 2030. 

CONSIDER GOVERNMENT SUPPORT

The government wants to help people get onto the property ladder, as well as support those looking to move who may not currently be able to afford it. The Help to Buy: Equity Loan can help if you’ve managed to save up a 5% deposit. The scheme allows you to put down this 5% on a new build property and they will loan you an additional 20% (40% in London), allowing you to take out a mortgage on the remaining property value.

Alternatively, if a full mortgage is not within your budget, you could consider Shared Ownership, which now allows you to purchase and get a mortgage on 10-75% of a property’s value and pay rent on the remainder. Getting mortgages on a Shared Ownership property can be difficult, but it isn’t impossible and can be a manageable alternative for some households.

Getting all of the funds together for a deposit for your first home is a great achievement and something many of us consider a pinnacle in our adult lives. Getting there involves commitment, dedication and the ability to abstain from some of life’s little luxuries but the result is almost always worth it.

The Typical Costs of Buying a Home

The true cost of buying a property is not something everyone is immediately aware of, especially first-time buyers. Beyond the purchase price you’re considering, there are a range of additional costs which can add as much as 10% onto the overall price of buying the home. It’s an expensive business but the chance to own your very own home is more than worth it for many people.

The purchase price is only the beginning when it comes to buying a property and it is important to consider all the other costs when budgeting for probably the biggest expense of your lifetime. Here we’re looking more closely at the typical costs of buying a property, including stamp duty, mortgage fees and other costs including surveys and valuation.

STAMP DUTY

Stamp Duty Land Tax is usually paid when you buy a home or land in England or Northern Ireland over a certain price. Currently; as part of the Governments temporary financial stimulus package, there is no Stamp Duty (nil rate band) on properties up to £500,000, and this applies to both first-time buyers and those who have previously owned a home.

From 1st July to 30th September 2021 the nill rate band on residential properties reduces to £250,000, though for first time buyers this is set at £300,000. Stamp duty is expected to return to its historical standard of £125,000 from 1st October 2021. 

The tax applies to all freehold and leasehold properties and there are many on-line calculators to help you work out exactly how much the rate you pay might be.

PROPERTY DEPOSIT 

This won’t come as much of a surprise to most potential buyers, and it does come off the overall property purchase fee. Your property deposit is the amount you put down to secure the property when buying your home. Usually, you will need between 5% and 20% of the overall purchase price as your deposit, for example, for a £250,000 home you would be looking at a deposit of between £12,500 and £50,000.

VALUATION FEES

Your mortgage lender will assess the value of the property you’re hoping to purchase, and this will form the basis of the amount they’re prepared to lend you. The cost of the valuation fee is usually between £150 and £1,500 dependent on the property’s value. Not all lenders charge this fee, and it may depend on the mortgage product you choose, so it is always worth factoring this in when comparing lenders.

 

SURVEY FEES

Property surveys are optional but given the large costs of buying a property they are often a wise investment. For older properties they can help to ensure any problems are found before you make a purchase, and you may alter your offer based on the survey results. 

For new-build properties an independent professional snagging company will help ensure that all the building work is up to a high standard and complies with your property’s warranty rights.   

For existing properties surveys range in price dependent on the depth you want to go into and the surveyor you choose. A basic home buyers report can cost from £300 while a full structural survey or home condition survey can often be £600 - £900.

New-build snagging surveys costs are often similar, and based on the size of the property and whether a re-inspection visit (known as a de-snag) is desired to check on the quality of any repair work carried out after the initial inspection. 

While surveys can seem like yet another cost to meet in the buying process they do minimise the risk of running into bigger problems in the long run.

LEGAL FEES

Most house purchases require a solicitor or licensed conveyor to manage and complete all the legal paperwork and requirements when buying and selling residential property. Legal fees usually work out around £850 to £1,500, but this will differ from company to company. Your chosen legal partner should also carry out local searches; to see if there are any local plans or problems you need to know about. These searches may be included in their overall package or charged separately at a cost of around £200-£300.

REMOVAL COSTS

When you’re first thinking about moving and buying a new home, moving your current belongings probably isn’t at the front of your mind, but this costs too. Removals can cost anything from £200-£1,000 dependent on the level of service you’re planning to use and the size/ number of vehicle(s) required. There’s always the cost-effective alternative of hiring a van and doing it yourself though this does require some careful planning especially if you taking large and heavy items with you.

ELECTRONIC TRANSFER FEES

This is only a small cost but one you should be ready for. Buying and selling property involves the movement of huge sums of money in a short time period. You solicitor will be responsible for making sure your deposit and other funds move via same day transfer (usually CHAPs) and this comes at a cost of around £30. You may also find your solicitor wants to carry out a property fraud fee to ensure there is no risk of fraudulent activity and this can be around £10 too.

ESTATE AGENT FEES

Estate agent fees are only applicable if you are selling a property and therefore not relevant for first-time buyers. These fees will be negotiated when you put your property on the market and are often around 2-3% of the property’s sale price plus VAT. Historically highstreet agencies favoured ‘no sale no fee’ arrangements with higher final % fees, and online estate agencies offered lower fees with some upfront costs, regardless of whether your property is sold. This is not always the case especially as hybrid providers offering a mix of the two have arrived in recent years. A more detailed breakdown of estate agency fees and commission can be found here.  

BUILDINGS INSURANCE

Mortgage lenders require you to have buildings insurance in place before you exchange. Building cover usually comes in at around £80 - £100 a year though this will differ if you have a particularly unusual property such as a listed building. 

The costs involving in buying a home can be overwhelming but if you have a good understanding at the outset there should be no nasty surprises. For new-build home owners PayPal’s Pay In 3 finance option can help spread the costs of completing a professional snagging survey over 3 months.

Pros & Cons of buying an older property

In our previous post we explored the pros and cons of buying a new-build property. Like new-builds existing properties have their benefits and draw backs too so we are examining these in more detail below.

PROS OF CHOOSING AN OLDER PROPERTY

An existing home may be 10 years old or 100 years old and this means there is a great deal of variety out there, including houses which need a lot more work than others, so this is worth keeping in mind. However, there are advantages to choosing an older home:

SIZE & CHARACTER

Older homes frequently offer superior floor space than a newer build. You will often find larger living spaces, bedrooms or multiple reception rooms in older properties, though not always in the most practical / modern layouts.

If you are looking for period features and character in your new home there is a wealth of options on the property market from Victorian terraces, Georgian townhouses to country cottages. Just be aware that character comes with a cost in both purchase price and upkeep. 

 

ADDING VALUE

A new-build property will have many mod cons and by its nature brand new fixtures and fittings. It is much trickier to add value to a new-build and there are often more space constraints for any future expansion plans. An older home may have more potential for development, extension, loft conversions and similar giving you more freedom to adapt your home over time.

 

MORE OUTDOOR SPACE

If mature trees, shrubbery and large established gardens are what you are looking for then an older home is more likely to suit your needs. Period homes are usually situated on larger plots and often you will benefit from the previous owners’ green fingers. New-build properties tend to have smaller, limited garden space and they are built on developments with a set amount of space for each home. You will often find driveways and the roads leading up to the property are larger in older properties.

LOCATION, LOCATION, LOCATION

If you fancy yourself as a Phil Spencer or Kirstie Allsopp then you’ll know how important it is to not just find the right property but also the right location. As older estates are more established they tend to have more local amenities closer to hand such as schools, doctors, shops etc. Larger new-build estates will often have a mix of residential and commercial plots but this is less likely on smaller developments. 

You are also more likely to have success negotiating the property price on an existing build, backed by more historical information and neighbouring property prices. 

CONS OF CHOOSING AN OLDER PROPERTY

An older property may seem like a good deal if the purchase price is lower but you may find there are immediate maintenance concerns and issues that need fixing from the outset. Be wary before making your decision and consider these potential problems of buying an older property:

Time-Intensive Investment

There are older properties which are perfectly ready to move in to but most will need some level of updating. It could be something as extensive as knocking down walls or roofing repairs, or smaller changes such as wall skimming and redecorating. Larger issues / repairs could cause serious disruption if you’ve already moved into a property and you’d be very lucky to find an older home perfectly decorated to your taste.

Maintenance Costs

An older property will cost more to fix up when problems do occur. Nothing is likely to be brand new so when there’s a problem with the heating system or the electrics, the repairs are probably going to be more expensive. The property would likely be outside of any warranty period from the house builder and therefore you will need to meet any costs.

Energy Efficiency

Older properties are not as energy efficient as those just built. Although there is legislation to comply with to meet energy efficiency regulations, the same requirement standards aren’t in place for older and new-builds. Utility bills may be more expensive as a result.

Moving Chains

Existing properties almost always involve a chain. This means you will be reliant on the completion of other sales before you can make your move. Chains can involve a huge number of “linked” buyers and so it can slow the process down or worst case leave you with a tricky decision on finding temporary accommodation if timelines don’t match up.

Premier Snag have extensive contacts with professional tradespeople in the construction industry and property building process. If you purchase an older property and are looking to have development work or repairs completed drop us an email to see if we can help find you a supplier.  

Pros & Cons of buying a new-build

When looking to move into your first home, or even just find a new one, deciding the type of property that’s right for you and your family shouldn’t be something you rush into. You may have always wanted a brand-new home, never lived in by anybody else, or you may want something older with more character. 

As demand and prices continue to rise for both new-build and older properties, in the first of two articles we are taking a look at the pros and cons of both property types, starting with new-builds.

PROS OF CHOOSING A NEW-BUILD HOME

Buying property straight from the developer is exciting. No one else will ever have owned or lived in your property and it is completely fresh and new, just for you. Other key benefits of a new-build include:

Financial Support

There are a range of Government schemes available to help buyers get on the property ladder, however some of these schemes only apply to new developments or first-time buyers. The new Help to buy: Equity Loan scheme is only available for new-builds and there are currently limited housing association resale programmes for Help to buy: Shared Ownership properties.

 

Developer Incentives

New property developers often look to offer incentives to ensure all their plots sell and a new community develops quickly, with no vacant houses left. Some developers will offer up great incentives such as covering your stamp duty or paying for carpet fitting throughout your new home.

 

Benefit from a Warranty

A new-build home almost always comes with warranty and this cover will protect you from the costs of repairing any building issues that arise when you first move in. Warranties cover a ten-year period, with the first two years covering minor issues (snags) as well as structural faults with the remaining eight years solely covering structural issues.

Design, Unpack and Go

Sometimes, if you buy off-plan, you can be involved in the planning and design stage of your home, allowing you to select certain features you are sure you want. Even if this isn’t the case, you’ll have the real luxury of being able to unpack and move in with everything 100% fresh and new. Of course you may have decorating or taste-related changes to make but you can essentially move in on the day you complete and start enjoying your new home.

Energy Efficiency and Cost Effectiveness

New build properties must comply with all new building regulations and this includes energy efficiency rules. Properties which are more energy efficient cost less to heat and run, which can be a long-term saving.

CONS OF CHOOSING A NEW-BUILD HOME

New-build properties are extremely popular but they aren’t for everyone and here are some of the reasons you may not want to opt for the newest properties on the market:

Internal Space

Developers are often under pressure to pack as many key features into each individual property as possible and this can mean rooms aren’t the largest. Make sure you know the full dimensions of all rooms and assess whether your furniture will fit before making a decision on a potential new-build home. Take a look at our show home viewing tips for a handy guide when visiting developer sites.  

External Space

Many new-build housing estates are more tightly packed than properties on legacy estates. This can mean some properties are heavily overlooked or feel hemmed in with less space between houses and narrower roads on the approach. You will often find compromises in the size of your garden space and driveway compared to older properties which should be a consideration if you are green fingered or need to space to park multiple cars within your household. 

Snags and Delays

If you are buying a property which has yet to be completed or built at all, be prepared for timescales to potentially move. It is rare for developers to finish builds exactly on time so be prepared for any changes to completion date. 

Similarly, the quality of your new build is something you simply must get checked. Even properties built to the highest standard may have some hidden snags or quality issues in finishing. Professional snagging companies are of course available to help identify any issues and help ensure problems can be fixed within your warranty rights. Fixing any issues can cause a little more delay than if you’re moving straight into an older home, but you can be sure the property is in the best condition.

New Home Premium

If you’re buying a new-build home, the developer will typically factor a ‘new-build premium’ meaning you’d likely pay more than you would if you bought an older property of a similar size in the same area. There are good reasons for the property to potentially cost more including many of the pro’s mentioned above – warranty periods and energy efficiency for example which can save you money in the longer term. 

However, with many buyers finances stretched to reach deposit requirements, property prices and affordability are a major factor to consider. You are unlikely to be able to negotiate any significant reduction in price on new-build properties or get much success with a ‘cheeky offer’ below the asking price. 

If a new-build home sounds right for you our team of expert property surveyors have extensive knowledge of your residential property warranty rights. Book a Premier Gold or Premium home snagging survey with Premier Snag and our team will be on hand to ensure your property is built to the highest standards. 

Top Tips for Show Home Viewing

Buying a new build home; especially one off-plan that isn’t complete, means it can be tricky to get a feel for what it will be like in reality. One of the first steps in buying a brand-new property is visiting the show home designed to help people see what the development will be like. Some house builders are providing 1-2-1 show home visits by appointment during lockdown and with restrictions set to ease more opportunities to view developments will soon be on the horizon.

Show homes tend to be built at the edge of new developments. They are designed to showcase the highlights of the properties which will be built. They often double up as marketing centres and are the hub of sales for the other properties on the development. The show home is designed to make the houses as marketable as possible, so it is important to keep this in mind. Design tricks will be used to make the properties look as desirable as possible so here we’re assessing what to look for when viewing a show home. 

Arriving on Site

When you first arrive on site you should take in the local area and surrounding neighbourhoods to get a feel for it but also keep in mind:

Site Condition

Take the time to look at the site and see the condition it is in. Have a look around the development and see if it’s looking properly managed. Bear in mind this will be a working site so isn’t likely to be spotless, however you should get a feel for how well run and professional the site development is looking.

Wider Area

You should be able to take a look at the full site plan and see what provisions are in place beyond the buildings themselves. Look for open spaces, park land and any planned play areas. In some developments there may even be some community developments such as shops, health facilities and similar.

OUTSIDE SPACE

Not all gardens and driveways will be the same dimensions on new-build sites. Ensure to ask specific details about the size of these on available plots. Your wish list may include room for two cars on the drive or a south facing garden so be sure to consider the space outside the property before you get carried away with planning the interior.

Inside the Home 

Once you’re inside the property, you can get a real feel for the development and room layouts. Make sure to check for the following things:

Energy Efficiency

Ask to see a copy of the home’s Energy Performance Certificate. This will give you an indication of how energy efficient the homes will be. This can in turn help you to estimate utility costs and work out whether the property fits your budget.

Personalising the Home

There are some elements of the show home which can be changed in your “forever” property. Elements which can be personalised may differ from developer to developer. Dependent on the stage of the build you may be able to choose the kitchen and bathroom finishes, as well as additional features like electrical socket location and positioning of radiators.

Furniture Dimensions and Fitting

Make sure to take measurements of any large items you plan to move into your new home. You will want to be sure your furniture will fit well and not look out of place in the new property. You should also see what storage is available so you can plan the organisation of your new home.

Additional Questions & Queries

There are some other questions you’ll want to ask developer representatives while visiting the show home. Remember to ask about:

Timescales

New developments take time to build but you should be able to get an estimate on completion and when you may be able to move in. You may want to move in as quickly as possible, but some developments may need a little longer to complete. Be sure to ask the representative if there have been any delays or recent changes to the development schedules.

Warranty Cover

Make sure to check the level of warranty provided on the new home. You should see whether the development is covered by the NHBC ten-year Buildmark Warranty so you have protection for some wear, tear and repairs on your new home.

Council Tax Banding

To help you budget for the new property, knowing the council tax band will help too. The sale price of the house can be an indication, but it isn’t always correct so ask the developers while you can.

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Viewing a show home can be an exciting way of looking into the future and seeing the potential of your new home. You may arrange to visit several different developments to get a feel for the one which suits you, so remember to keep these tips in mind as you move from site to site.

Booking a professional snagging inspection once your chosen home is nearing completion helps you ensure your home is built to the highest of standards for the years to come and avoid any costly surprises once your warranty period expires. Whilst we aim to make online booking as simple as possible we are always happy to answer any your queries via email, phone, WhatsApp or Facebook Messenger.  

Top Tips for Choosing a Home Snagging Company

When purchasing a brand-new home, you want it to be as perfect as possible. A good home snagging company will examine any issues with workmanship and identify works that fall short of building regulations. A professional snagging report can also help give weight to your argument if you’re having any quality of service issues with builders or other contractors.

Your new home is likely the most expensive investment you will make so finding the right snagging company is important to ensure your property is up to the highest of standards.  Below are our top tips to help you choose between home snagging companies. 

Costs

The fees most professional snagging companies offer are fairly similar but will vary dependent on type and size of property. A snagging inspector may seem like just an additional cost in an already expensive process, however building companies may use contractors of varying experience and small issues (snags) may not be noticed at the time of the build. Spotting these issues early ensures you avoid any big costs in the future. Watch out for any snagging company charging significantly lower than average, chances are they do not have the relevant qualifications and experience to do the job.

Experience 

The snagging company you choose should have experience within the building industry, home construction processes and building regulations. You should be comfortable asking about their background and you should find they have high level experience in the building sector. The Premier Snag team is made up of former site managers for new-build properties so we have extensive experience of finding potential issues and identifying common problem areas.

Independence

Some snagging companies work directly for housing developers which has the potential to impact upon their independence. The time pressures of building development schedules / sign off deadlines should not be an influencing factor on the thoroughness of snagging inspections. Likewise customer are often told they cannot see snagging reports completed on behalf of developers which compromises transparency. Premier Snag only produce detailed snagging reports on behalf of homeowners and the company is 100% independent from building contractors.

Reviews

A good snagging inspection company will have recommendations, testimonials, and reviews. Reviews on third-party sites such as Trustpilot, Google and social media should be taken into consideration as it will give a truer picture of the company’s reputation. Looking at other people’s experiences will help give you better insight into their professionalism, quality, and speed of service.

Sample Snagging Reports

Sample reports will give you a good idea of how much depth the company typically provides for its customers. You should look for reports which incorporate photographs and descriptions of any issues, room by room throughout the house; including garage and roof spaces. The report is an official document you want to present to your building company or the developers of your property, so it needs to be professionally presented and correct. You can download our sample snagging report here.

COVID Secure Home Visits

During these unprecedented times it is important to ensure any professional tradesperson visiting your property has a robust COVID-19 policy in place to ensure good health and safety practice. Where possible is advisable to book a snagging survey before you move into the property so that inspections can be made while the house is empty. 

If you have already moved in to your property it is important to minimise the number of house members present at the time of your inspection. Your property surveyor should provide you with confirmation of your appointment time in advance so you can plan ahead to ensure social distancing can be maintained. Our COVID-19 policy statement can be read here.

Additional Services & Advice  

If you have specific survey requirements or site access limitations be sure to ask questions before booking to ensure the service you get will match your needs. Alongside our two detailed snagging inspection packages Premier Snag also offer specialist drone roofing surveys and property re-inspection services. 

A good home snagging company will make it easy for you to get in contact and should be able to advise on your warranty rights should you have any issues getting your house builders to correct any issues.

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Booking a professional snagging inspection helps you ensure your home is built to the highest of standards for the years to come and avoid any costly surprises once your warranty period expires. Whilst we aim to make online booking as simple as possible we are always happy to answer any your queries via email, phone, WhatsApp or Facebook Messenger.  

Dealing with New-Build Developer Disputes

Since 2005 an annual survey on the satisfaction with new homes has been carried out and in the latest survey 91% of new-build buyers would buy another new-build in the future. However, there are still issues with some new-build homes and if you’re having difficulties with your developer or once you’ve moved in, then there are things you can do to manage disputes.

Protection for New-Build Homes

If you have a home less than ten-years old, even if you didn’t have it from the day it was built, then there is probably a warranty in place. New builders would struggle to sell properties without warranties and mortgage lenders will often insist on warranties too. Most warranties are the standard Buildmark policy which is provided by the NHBC. There are also warranty policies provided from companies such as Checkmate, LABC and BLP which work along the same principles.

In the first two years, warranties will usually cover most defects. This won’t include minor defects or basic wear and tear. In this period, you should go back to your builder if they are still in business, the NHBC if not.

For the next part of your warranty period, up to ten years, the policy will cover major defects. This could include structural or weatherproofing problems. Anything which would cost less than £1500 to fix will not be covered.

Once the ten-year period is over then all problems should be referred to your insurance policy.

Professional Home Snagging 

Employing a surveyor to carry out a snagging survey will help to push any issues with your builder along. A professional snagging company knows exactly what they are looking for and will list the defects which need attention, providing you with a copy to send to your builder.

Snagging professionals can liaise with your developers directly where required and help to push along repairs and ensure you are not left with any faults in your home.

 

the Consumer Code for Home Builders

The Consumer Code for Homebuilders came into effect in April 2010 and was developed to make the homebuying process fairer and more transparent. The code applies to all homebuilders registered with the UK’s new home warranty providers. It includes 19 requirements and principles which builders must comply with in their marketing, sales and in their after-sales care.

Prospective New Homes Ombudsman

The government has announced plans for a New Homes Ombudsman making new protection for homebuyers a matter of law. The Ombudsman will be able to command compensation for poor building works and aim to enforce higher standards in general. All property developers hoping to build new homes for sale will have to register with the scheme by law.

While the ins and outs of the scheme are still being laid out, the government proposes it will include the follow in its code of practice:

• Full independence from industry to ensure unbiased action

• Ability to resolve disputes on an informal basis where possible

• Providing developers with support to improve their service

• Ability to request information from developers and require them to undertake or not undertake particular work

• Ability to make recommendations to rectify disputes and set timescales for this

• Right to request apologies ad explanations from developers

The Ombudsman will have the power to change the way the industry operates for the better and in the most severe of cases will have the ability to expel developers from the scheme, making it impossible for them to continue building new properties legally.

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If you’re looking to purchase a new home, there is a lot of protection in place to make the process as smooth as possible. You can find advice and guidance from many sources and if there is a dispute, there is legislative support for you too. 

Our team of expert property surveyors have extensive knowledge of your residential property warranty rights. Book a Premier Gold or Premium home snagging survey with Premier Snag and our team will be on hand to advise should any disputes with your property developer arise.