Buying a brand-new home often comes with a mix of excitement, anticipation, and a sense of possibility.
You are stepping into a space that is entirely yours from day one — no inherited quirks and no renovation surprises.
But before you take that step, it’s essential to know how buying a new build differs from buying a secondhand property, and, if any problems do arise, what safeguards are in place to ensure you get the home you deserve.
New builds come with a number of advantages, from energy efficiency to often having the ability to choose your finishes and layout before moving in.
But buyers need to understand that the process works differently from purchasing an older home.
Some of the potential risks involved are also different. Understanding these risks and how to manage them before you pick up the keys is incredibly important.
Buying a home is likely to be one of the biggest financial commitments you will ever make, and so you deserve a quality product and good service.
Fortunately, there are a number of buyer protection codes designed to support you. The key is knowing which one you are covered by and the rights it affords you.
It also provides access to an independent Ombudsman (New Homes Ombudsman Service) to ensure any issues are resolved fairly and efficiently.
Here is what you need to know when buying a new build, including how to make the most of the support available to you.
Your finances need to be ready much earlier
Unlike older homes, you exchange contracts much sooner in the process, sometimes even before the property is built. That means deposits, mortgage agreements, and financial advice must be secured early.
Buying “off-plan” requires being flexible
You can reserve a property before anything is built. This gives you customisation options but also means move-in dates are estimates and can shift, so removals, rental agreements and life plans need to stay flexible.
Ongoing estate and service charges are part of the package
New-build developments often have private roads, green spaces or communal areas managed by third parties. These can come with ongoing maintenance or service fees that need to be budgeted for.
Understanding the site layout matters
With new developments, buyers need to study site plans. Factors such as bin storage, play areas, substations, gradients, or future building phases may impact aspects like noise or parking arrangements.
Budget for the reservation fee and understand what it covers
Most developers require a reservation fee (typically between £250 and £1,000) to secure your chosen plot for around six weeks. This fee gives you a short exclusivity period and usually comes with a 14-day cooling-off window, during which you can change your mind.
When you pay the fee, you should receive a Reservation Agreement that clearly sets out the price, any additional costs, your cancellation rights, and the terms you are agreeing to.
Finances need to be ready much sooner in the process compared with when buying a secondhand home
Craig Gibson
Understand who you are covered by and the timeframes
Ask your developer which consumer code and warranty scheme they are signed up to, what protections these provide, and how long they last.
All new homes must come with a warranty, which is paid for by the housebuilder and is separate from your home and contents insurance.
Typically, the first two years cover snags and defects, after which the warranty usually moves to structural cover (often years three to 10) for major issues only.
Understanding who provides your cover, what is included, and the timeframes for reporting problems will help you know where to turn if something goes wrong.
Make the most of the snagging process
Snagging is the process of identifying minor issues in a new-build home and getting them put right. Because multiple trades work on a property, often in all weathers, small imperfections can occur.
When you first move in, take time to fully inspect your home, both inside and out, and keep a clear record of anything that isn’t quite right. It’s best to log issues as soon as possible, and where you can, take photos and keep written notes.
Reporting snags promptly helps ensure they are dealt with quickly and within the developer’s agreed timescales.
Inspect the property before legal completion
If your developer has signed up to the New Homes Quality Code, they must provide you with the option to appoint a suitably qualified inspector to carry out a pre-completion inspection. If any valid issues can’t be fixed before move-in, they must give you an estimated timeframe for repairs.
What to do if snags aren’t resolved
New Homes Quality Code developers should also resolve snags within 30 days where possible.
If delays are unavoidable, they must keep you updated with clear timelines. If they fail to fix the issues or don’t communicate properly, you can make a formal complaint through their complaints process, which should be concluded within 56 days.
If it isn’t resolved, you can escalate the matter to the New Homes Ombudsman Service.
Make the most of the New Homes Ombudsman service
Finally, it’s worth keeping in mind the New Homes Ombudsman Service doesn’t just cover any snagging issues experienced when buyers move into their new home — it provides a potential route of recourse for buyers for two years from the point they reserve their new home or legal completion (whichever is later).