How Long Does A Developer Have To Fix Snags?

You've moved into your new home, found a list of defects, and reported them to your developer. Now the waiting begins. How long should you wait, and what can you do if your developer is dragging their heels?

This guide covers the general position, realistic timelines, and the steps to take if your developer isn't performing.

The two-year defect liability period

Under the NHBC Buildmark warranty (and equivalent warranties like Premier Guarantee), your developer is legally responsible for fixing defects that fail to meet the NHBC Technical Standards for the first two years after completion. This is called the defect liability period.

This doesn't mean you have two years to report snags and then wait. It means defects reported within the two-year window are the developer's responsibility to remedy. The sooner you report them, the sooner the clock starts on getting them fixed.

There is no fixed legal timeframe

Here's the frustrating truth: UK law doesn't specify an exact number of days for a developer to fix a snag. The Consumer Rights Act 2015 says repairs must be carried out within a "reasonable time" and "without significant inconvenience", though what counts as reasonable will depend on the nature and severity of the defect.

In practice, the NHBC and most developers use the following rough guidelines:

Defect type	Typical response
Emergency defects	Treated as a priority. Things like a major water leak, no heating in winter, or an uninhabitable property should be reported immediately.
Urgent defects	Defects causing significant inconvenience or risk of further damage are generally addressed within a few working days, depending on the developer.
Standard defects	Cosmetic or non-urgent issues are typically addressed within weeks to a few months, often batched into a scheduled visit.
Seasonal defects	Shrinkage cracks and settlement are often batched and addressed towards the end of year one or year two.

What to do if your developer isn't responding

If you've reported defects in writing and aren't getting a satisfactory response, follow these steps in order:

How to strengthen your position

The single most important thing you can do is maintain a clear paper trail. This means:

• Reporting every defect in writing (email is ideal as it is timestamped and searchable)
• Including a photo and clear description for every item
• Following up any phone conversation with a written summary
• Keeping copies of every piece of correspondence
• Noting the date each defect was reported and any promised fix dates

Developers are far more responsive when they can see you're organised and have a complete record. A vague verbal complaint is easy to ignore; a detailed written report with photos and dates is much harder to dismiss.

After year two: the NHBC takes over

From year three to year ten, major structural defects become the NHBC's responsibility directly. You contact the NHBC rather than the developer, and they fund and arrange repairs to anything that fails to meet their standards.

Note that minor cosmetic issues reported after year two are no longer covered. Only defects in the fabric and structure of the building fall under the NHBC warranty in years three to ten.

Final thoughts

Patience is required when dealing with developers, but patience doesn't mean passive acceptance. Report everything in writing, track what's been promised and when, and don't be afraid to use the free resolution services available to you if things stall.

SnagNote helps you build a complete, timestamped record of every defect, exactly the kind of documentation that makes developers respond faster and gives you a strong position if escalation becomes necessary.

Disclaimer: This guide is for general information only and does not constitute legal or professional advice. Warranty terms, rights, and timelines vary by provider and individual circumstances. Always refer to your own policy documents and seek independent advice if you are unsure about your specific situation.