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Q&As
Do I still need a structural warranty if I don’t have a mortgage?
I’m about to start building a new home on my own land and already have full planning permission in place. I’ll be funding the project without a mortgage, and I’ve appointed a builder.
I understand that new builds typically require a structural warranty (similar to NHBC), but I’m unsure what is required in my situation. Do I still need a structural warranty if I’m not using finance? If so, what types of warranties are available and who is responsible for arranging it – myself or the contractor? Also, at what stage should it be put in place, and how do I go about arranging one?
One Answer
You’re in a good position ‒ having land, planning permission, and funding in place simplifies things a lot. The structural warranty question is important, but the answer depends on risk, resale plans (if any), and how you want to protect the build and yourself against future liability.
Strictly speaking, you do not have to have a warranty if you’re self-funding and not borrowing. However, in practice, most self-builders still get one because of future resale ‒ most buyers (and their lenders) will expect a 10-year warranty. Protection against defects ‒ it covers major structural issues and protects you against a future owner or tenant claiming against you under the Defective Premises Act. Peace of mind – especially if you’re relying on a contractor. So while optional, it’s usually considered strongly advisable.
The type of warranty required depends heavily on your plans for the finished property. If you intend to live in the property for at least the first 12 months after completion, a Self-Build Structural Warranty is likely the best choice. You should arrange this yourself and ensure you receive the inspection reports and trackers so you can monitor your contractor’s performance. While you could leave this to the builder to sort out, the cover likely won’t be as good. If your relationship sours for any reason, you will be left with no builder and no warranty.
Arrange it early, before work starts on site and look for a self-build warranty that includes ‘non-compliance with building regulation cover,’ as these offer the best protection for the self-builder against future claims. You need a product that does not carry a two-year defect period.
Arranging it is pretty straightforward. Go direct to a well-reputed self-build structural warranty provider like Protek or Self Build Zone. You will know all the basic information they request of you, but just give some thought as to how much to insure it for. They will ask you for the professional reinstatement value. In your case, assuming the builder is doing the whole job for you from start to finish, you will already have this from their quotation, but you need to add architectural and other professional fees.