For self-builders
Self-build warranty: what you need and when
A warranty isn't a legal requirement for a self-build, but your lender, and whoever buys the home from you, will probably care. Here's how to decide what you need, and when to arrange it.
Do you need a warranty for a self-build?
Not by law. Planning permission and the Building Regulations don't require one. You'll usually need one, or a Professional Consultant's Certificate (PCC), for one of three reasons:
- You're borrowing. Lenders generally want a warranty or PCC on a newly built home, and a self-build mortgage may need it arranged before any money is released.
- You might sell. Your buyer's lender will probably ask the same question while the home is under ten years old.
- You might remortgage. A new lender can ask for it even if your first lender didn't.
If you're paying cash and will never sell, nobody may ask. Very few people can be sure of that, and it's far easier to arrange this at the start than at the end.
PCC or insurance-backed warranty for a self-build?
A PCC is a certificate from a qualified professional who has monitored your build at key stages. It's backed by their professional indemnity insurance, but it isn't an insurance policy. An insurance-backed warranty is a latent defects policy from a warranty provider. Self-builders often look at a PCC because it can be the more cost-effective choice for one home, and because it fits a project with no developer behind it.
A simple way to decide:
- A PCC can be a good fit if your lender has confirmed in writing it will accept one and you plan to stay in the home.
- A warranty keeps more options open if you may sell within ten years, or your lender hasn't confirmed a PCC is fine.
We compare the two in detail in PCC or structural warranty, including what happens if something goes wrong.
When to arrange it
Before you break ground. An insurance-backed warranty normally has to be registered before work starts. A PCC works best the same way, because the consultant needs to see the work before it's covered up. That matters most for the foundations, which can't be inspected later without digging them up.
Do these things first, in this order:
- Ask your lender or broker what they accept, and get the answer in writing.
- Check whether the lender wants a stage signed off before each payment is released.
- Get your quote and agree the inspection stages.
- Tell your builder or trades when each inspection is due, so nothing is covered too soon.
If you've already started, it may still be possible. What's needed depends on how far the work has got. Tell us the stage you're at and send your photos.
What gets inspected on a self-build
Visits are timed to the key structural stages:
- Foundations: excavations, ground conditions and depth, before concrete is covered.
- Floor: damp protection, beam and block or slab, and any steelwork.
- Superstructure: masonry or frame, lintels, joists and restraint straps.
- Roof and completion: trusses, bracing and fixings, then the completion evidence and Building Control sign-off.
You can see what this looks like on a real job on our projects page.
Things self-builders often miss
- Building Control isn't a warranty. A completion certificate shows the work was signed off under the Building Regulations. Lenders normally want it as well as a PCC or warranty, so make sure you get it.
- Site insurance is separate. A warranty or PCC doesn't cover theft, fire or injury during the build. You'll need self-build site insurance for that.
- Keep your paperwork. Save drawings, calculations, inspection records and dated photos in one place. You'll need them when you sell.
- Who signs it matters. Some lenders only accept certain professionals, so ask before you commit. Our PCC for a mortgage guide lists what to ask.
Get a quote for your self-build
Send us your drawings, the address, where you're up to and who needs the certificate. We'll tell you what's needed and give you a fixed quote before you commit.
Common questions
Frequently asked questions
Is a structural warranty a legal requirement for a self-build?
No. It's a lender and resale requirement, not a legal one. Most self-builders who borrow, or who may sell within ten years, end up needing a warranty or a PCC.
Will a self-build mortgage lender accept a PCC?
Many will, but not all, and it can differ between products. Ask your lender or broker to confirm in writing before you start. See our PCC for a mortgage guide for what to ask.
Can I get a self-build warranty after I've started building?
It's harder, but it may be possible. Insurance-backed warranties normally have to be registered before work starts. A PCC can sometimes be arranged part-way through, or retrospectively, depending on the evidence available and what your lender accepts.
Do I still need a warranty if I'm building my home with no mortgage?
You don't have to have one. But your buyer's lender is likely to ask if you sell within ten years, so it's worth thinking about now. It's much simpler to arrange before the build than after it.
Does a PCC cover the whole of my build?
A PCC confirms that a qualified professional monitored the work at key stages and considers it built to an appropriate standard. It isn't a policy that pays out because a defect appears. Read PCC or structural warranty so you know the difference before you decide.
Planning a self-build?
Send your drawings and tell us where you're up to. We'll tell you what's needed and quote before you commit.