Defects vs Wear and Tear in New-Build Homes: What Your Builder Is Actually Responsible For

A complete reference guide for new-build buyers covering what counts as a defect, how the NHBC Buildmark warranty works, the difference between the builder's responsibility period and the structural warranty period, and how to document and escalate issues properly. Covers structural, functional, cosmetic, specification and external defects with real examples.

The distinction that matters most

The core difference between a defect the builder is required to fix and wear and tear that is the buyer's responsibility.

The framework: NHBC, Consumer Code and New Homes Quality Board

How the NHBC Buildmark warranty, the Consumer Code for Home Builders, the New Homes Quality Code, and the New Homes Ombudsman Service fit together and what each one covers.

What counts as a defect: the categories

Structural, functional, cosmetic, specification, and site defects - with examples of each and the reality checks buyers need to know.

What is not a defect: wear and tear and buyer responsibility

Normal settlement and drying out, fair wear and tear, damage caused by the buyer, and maintenance that falls to the homeowner from day one.

The grey areas: where disputes most commonly happen

Acceptable tolerances, issues appearing after handover, developer response timescales, and the significance of the two-year anniversary of legal completion.

How to raise a defect properly

What to document at handover, how to report during the builder's responsibility period, and what to do if the developer disputes the report.

Escalation: what to do if the developer will not act

Internal complaints, the New Homes Ombudsman Service, Consumer Code dispute resolution, NHBC direct claims, and when to seek legal advice.