Build under way
Work already started? What you can still do about a warranty
You've started building and only now found out you need a warranty. It's usually not too late, but your options shrink each time a stage is covered up. Here's what to do first.
Is it too late?
Usually not, but it does get harder. This often comes up when a lender, broker or solicitor asks about a warranty after the foundations are already in. What you can still get depends on how far the work has gone and how much of it can still be seen.
- Insurance-backed warranty: these normally have to be registered before work starts. Some providers will look at a part-built home, but the choice is smaller and you should expect extra checks and a higher price.
- Professional Consultant's Certificate (PCC): a PCC can sometimes be arranged part-way through. Stages still to come are inspected as they're built, and evidence is used for the work already done.
Neither is guaranteed. Whether it can be done depends on the evidence, and whether it's any use depends on what your lender will accept. Our PCC or structural warranty guide explains how the two differ.
What to do first
Do these before anything else gets built over. They cost little, and they keep the most options open.
- Hold the next cover-up. If a slab is about to be poured, a floor laid or walls boarded, talk to someone first. Work that can still be seen is far easier to check than work that has to be opened up.
- Ask your lender or broker what they will accept. Ask whether a PCC arranged part-way through is acceptable for this property, and get the answer in writing.
- Photograph everything you can still see. Take wide shots and close-ups, and keep the original files so the dates are preserved.
- Collect your paperwork. Drawings, structural calculations, Building Control records and any older photos from you, your builder or your trades.
- Tell us the stage you're at. We'll look at what you have and tell you what's needed before you commit to anything.
What changes at each stage
Every job is assessed individually, so treat this as a rough guide.
- Foundations dug but not poured: you're close to a normal start. Call now, before the concrete goes in.
- Foundations or floor finished: what's below ground can't be seen any more, so evidence matters most here. Dated photos of the trenches and any Building Control visit records help most.
- Walls going up: the stages still to come can usually be inspected as they're built. Lintels, steelwork and restraint straps are worth photographing before they're hidden.
- Roof on, walls not yet lined: a good point to act. Much of the structure can still be seen from inside, so don't start plasterboard until you've spoken to someone.
- Plastered or nearly finished: most of the work is hidden, so this is close to a retrospective PCC. Expect to need more evidence and possibly some opening-up.
How a part-way PCC works
On a normal PCC the consultant sees each stage as it's built. When we join part-way, the job splits in two.
- Work already done: we rely on evidence to establish how it was built, such as drawings, dated photos, calculations and Building Control records. We may also need an inspection, and occasionally some opening-up so that a key element can be checked.
- Work still to come: this is inspected at the remaining stages, in the same way as any other build. You or your builder give notice before each stage is covered.
Any opening-up is agreed with you in advance and kept to the minimum needed. If the evidence isn't enough, we'll tell you so honestly. You can see what staged inspections look like on our projects page.
What your lender may say
This is the part to settle first, because it decides whether the rest is worth paying for. Each lender sets its own rules. Some accept a PCC, and some won't accept one where no consultant monitored the work from the start.
On a self-build mortgage, also ask whether any stage payments will be held back until the certificate is arranged, and which stages they want signed off. If you plan to sell, remember it's your buyer's lender that will matter, and you can't know now who that will be. Our PCC for a mortgage guide lists what to ask. If a broker knows self-build lending, it can be worth a call.
If someone else was meant to be doing this
Sometimes work has started because everyone thought it was in hand: the builder said it was covered, or a consultant has stopped visiting. Ask in writing for any inspection reports, certificates or policy documents that exist. Anything genuine helps, and a gap is better found now than at the end of the build.
Building Control visits don't fill this gap on their own. They're a useful record, and you'll normally need the completion certificate too, but sign-off under the Building Regulations isn't a warranty. See completion certificate or warranty for why people end up needing both.
Send us where you've got to
Send your address, your drawings, photos of the work so far and who has asked for the certificate. We'll tell you what's possible and give you a fixed quote before you commit.
Common questions
Frequently asked questions
Can I get a structural warranty after work has started?
Sometimes, but the choice is smaller. Insurance-backed warranties normally have to be registered before work starts, though some providers will look at a part-built home. A PCC can sometimes be arranged part-way through, depending on the evidence and on what your lender accepts.
Will my lender accept a PCC arranged part-way through a build?
That's up to each lender, and some won't accept one where no consultant monitored the work from the start. Ask your lender or broker to confirm in writing before you pay for anything.
The foundations are already in. What happens now?
Dated photos of the trenches and concrete, your drawings and any Building Control records all help. We'll review what you have and tell you whether it's enough, or whether anything needs a closer look.
Will I have to dig anything up or open up walls?
Sometimes, but only where the evidence can't confirm a key element. Any opening-up is agreed with you in advance and kept to the minimum needed.
I don't have any photos of the early stages. Is that the end of it?
Not always. Ask your builder and trades, as they often have photos on their phones. Building Control records and calculations help too. Send what you have and we'll tell you honestly where that leaves you.
Should I stop work until this is sorted?
You don't always need to stop altogether, but try not to cover the next stage until you've spoken to your lender and to us. Once work is hidden, it's harder and can cost more to check.
How much does it cost to join part-way through?
It depends on the size of the home, how far the work has gone and the evidence you have. Once we've reviewed your information, we'll give you a fixed quote before you commit.
Already building with no warranty?
Send your drawings and photos and tell us the stage you've reached. We'll tell you what's possible and quote before you commit.