New Build Homeowners Battle Ongoing Roof Issues as Warranty Deadlines Loom
A growing number of new build homeowners across multiple Bellway estates are facing serious concerns about roof defects in their properties, with many discovering issues as their 10-year structural warranties approach expiration. Their experiences highlight the critical importance of thorough snagging inspections and understanding warranty limitations when purchasing a new build home.
In Bedfordshire, Dean Carpenter's story serves as a cautionary tale for new build buyers. His £375,000 home, built in 2015, shows increasingly concerning signs of potential roof defects. Dark stains mar the exterior walls, and during rainfall, sheets of water cascade down the brickwork, raising serious concerns about the building's structural integrity. Two independent roofing companies have identified what appears to be a fundamental construction issue - insufficient rows of tiles resulting in inadequate overlap to prevent water ingress.
Despite this professional assessment, both Bellway and the National House Building Council (NHBC) have rejected Mr Carpenter's claims. The NHBC maintains their inspections "have not identified a defect within the original construction" or evidence of water ingress. The situation has escalated to the point where Bellway has blocked Mr Carpenter's emails and threatened legal action over his social media posts describing his experience. "I feel totally fobbed off by Bellway," he says. "The roof needs replacing, it needs re-battening, re-tiling and re-relaying correctly."
The problems extend beyond individual cases. At the Willow Green estate, eight residents have come forward with similar concerns, reporting a pattern of issues including stained walls, extensive mould growth, and crumbling mortar in the eaves. Robert Degavino, 77, describes finding his loft space contaminated with black mould. "We're worried because if it's constantly getting wet, what's it going to be like in another five, 10 or 20 years?" he asks. Despite multiple complaints to both Bellway and the NHBC from at least six homeowners regarding their roofs, only one claim has resulted in remedial work, which was carried out in November.
Perhaps most concerning is the situation at Florence Close in Brentwood, Essex, where residents of a 10-home development built in 2017 are grappling with what they describe as experimental design issues. The development features a new flat-roof design that has led to persistent problems with damp and mould affecting bedroom and bathroom walls. While Bellway acknowledged some roof faults in 2023 and attempted improvements through enhanced ventilation and new insulation, residents report the remedial work has been ineffective. Robert Altman, 44, explains that specialists brought in to certify the work have identified dangerous moisture levels still present in the lofts.
Understanding New Build Warranties
Paula Higgins, chief executive at the Homeowners Alliance, emphasises that warranty coverage for new build homes can be "deeply unfair" and limited in scope. New build warranties typically operate in two phases:
First two years: Builders must address any defects or "snags"
Years three to ten: Coverage typically limited to structural defects only
Damp issues may be covered, but only if proven to be the builder's fault
Bellway, which reported profits of £381m and expects to complete 8,500 homes by April, maintains it will "remediate any legitimate build defects identified" within the ten-year warranty period. The company states: "A new home is a hand-built product, so defects do occur and often only become apparent once homeowners move in."
For new build homeowners, these cases underscore the critical importance of thorough snagging inspections before moving in and prompt reporting of any issues within warranty periods. Professional snagging surveys can help identify potential problems early, potentially avoiding lengthy disputes and ensuring issues are addressed while still under warranty coverage.
