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Approaching your 2-year anniversary?
The developer's legal obligation to fix defects at no cost ends at 2 years from completion. After that, every snag is your bill. Book an inspection before the deadline.
Every London new-build comes with a 2-year defects liability period. Once it ends, the developer has no legal obligation to fix anything — and the typical bill for missed defects is £2,000–£8,000. Here is what you need to know.
When you complete on a new-build property, the developer takes on a legal obligation to fix defects that appear in the first 2 years — at no cost to you. This is called the defects liability period(sometimes called the 'snag period'). It is separate from the NHBC Buildmark warranty, which covers structural issues for 10 years.
The critical point: defects must be reported in writing within the 2-year window. If you notice a problem on day 729 and don't report it until day 731, you are paying for it yourself. This is why a professional inspection in the final months of the period is so valuable — it systematically finds everything you may have missed.
Day 1 — Completion
You legally complete. Developer's 2-year defects liability period begins.
Year 1 — First winter
Ventilation failures become visible as mould. Heating issues emerge. Most buyers do nothing.
Year 1–2 — Defects emerge
Floor soft spots worsen. Window seal failures appear. Boiler pressure drops. Best time to inspect.
Month 22 — Critical window
Only 2 months left to submit defects. Book a professional inspection immediately.
Year 2 — Deadline
Developer's liability ends. All defects found after this are your cost to fix.
After Year 2 — Too late
Developer has no obligation. Typical repair bill for missed defects: £2,000–£8,000+.
Many snags are invisible at handover — they only emerge after you live in the property for a year or more.
Mould and condensation
After first winter
Caused by ventilation failures. Often appears around windows and in internal bathrooms. Developers are legally obligated to remediate.
Floor soft spots
6–18 months of use
LVT and engineered wood over poor substrate progressively worsens. What felt firm at handover can become a hazard.
Window seal failure
After first freeze-thaw cycle
Condensation between panes indicates the sealed unit has failed. Each replacement costs £150–£300.
Boiler pressure loss
6–24 months
Caused by micro-leaks in the system installed during construction. Developer-installed boilers have known issues with pipework joints.
Grout and silicone cracking
6–18 months of use
Normal building movement cracks grout and silicone. If not re-sealed, leads to water ingress behind tiles.
Door misalignment
Gradual
Structural settling affects internal door frames over time. Doors that closed fine at completion start dragging.
Can I get a snagging inspection after 2 years?
Yes — you can get a professional inspection at any time. After the 2-year deadline, the inspection still tells you what needs fixing and gives you repair cost estimates, but the developer is no longer obligated to fix anything at their cost. The inspection is still valuable for understanding your property before selling or renting.
What if I reported a defect but the developer hasn't fixed it?
If you have written evidence of reporting a defect within the 2-year period, the developer remains obligated to fix it even after the deadline passes — as long as you reported it in time. This is why written snag lists are essential. For persistent non-response, escalate to the New Homes Quality Board (NHQB) or seek legal advice.
Does the NHBC warranty replace the 2-year snagging period?
No. The NHBC Buildmark warranty covers structural defects for 10 years — but it does not cover finish quality, non-functioning systems, or the kinds of snags a snagging inspection finds. The 2-year defects liability with the developer is separate. Both apply simultaneously.
Don't let the deadline pass.
A professional BluntSnag inspection before your 2-year anniversary systematically finds every outstanding defect — giving you a formal written list to submit to your developer before your rights expire.