Home warranty plans

A practical guide to protecting your home

Home warranty plans provide repair or replacement cover when key parts of your home fail due to workmanship or specified defects. They sit alongside, not instead of, your buildings and contents insurance. For new builds, structural warranties are common, with NHBC covering over 70% of new UK homes with a typical 10-year defect and structural guarantee. For existing properties, service-style home warranties focus on systems and appliances, offering a defined response when covered items break down.

Why consider one now? New home registrations have risen, though with regional swings, and planning applications in England increased sharply this year. At the same time, insurers paid £1.6 billion in property claims in Q2 2025 amid fires, thefts, and bad weather. Many households are also renovating, with millions planning upgrades averaging around £14,000. All of this increases the importance of understanding where a warranty fits, what it covers, and where you still rely on home insurance.

Insurance can offer real financial protection, but only if you understand what is covered - and what is not.

This guide walks through cover types, costs, eligibility, and the checks to make before you buy. We will be open about limitations, so you can decide if a home warranty suits your home and budget.

What is covered and how it typically works

New build structural warranties usually run for 10 years. Early years often focus on builder defects, with later years covering major structural issues like foundations or load-bearing walls. NHBC-style cover is a safety net for serious building defects, not for wear and tear or cosmetic snags. Claims generally require evidence, an assessment, and in some cases a contribution or excess.

For existing homes, service-style warranties typically cover specified systems and appliances, for example boilers, central heating, plumbing, electrics, and white goods. Policies usually include call-out, parts and labour up to a limit. Accidental damage and pre-existing faults are commonly excluded. A simple example: if your boiler fails due to a mechanical breakdown after the policy start date, a covered plan may organise an engineer and repair or replacement up to the stated limit. If the issue stems from poor installation by an unqualified trader, it may be excluded.

Real-world gaps matter. Renovation-related issues can fall outside warranty terms unless disclosed and accepted. Work by unregulated or cowboy builders can leave you exposed and has cost homeowners billions. Always check conditions around maintenance, servicing schedules, approved contractors, and the need to inform the provider about material changes to your home.

Who benefits most

Home warranty plans suit buyers of new builds who want long-term reassurance against structural defects, supported by widely adopted 10-year schemes. They also help owners of existing homes who prefer predictable costs for key systems and appliances, particularly if a single large repair would strain the household budget.

They may be less useful if you already have robust manufacturer guarantees, a reliable emergency cover add-on in your home insurance, or a contingency fund for repairs. If you are mid-renovation or planning significant alterations, consider waiting until works are complete and approved, or choose a policy that accepts renovations with clear terms.

Picking a cover level you can live with

1. Basic

   • What it includes: Essential systems or structural elements only. Lower claim limits, higher excess, fewer call-outs.
   • Who it suits: Cost-conscious households wanting a safety net for major faults, not day-to-day fixes.

2. Standard

   • What it includes: Wider systems and common appliances, more generous limits, standard excess. For new builds, may include clearer defect cover timelines.
   • Who it suits: Most homeowners seeking balance between price and protection across the most used items.

3. Comprehensive

   • What it includes: Highest limits, lower excess, accidental damage where offered, priority call-outs, broader parts coverage.
   • Who it suits: Larger homes, families, landlords, or anyone wanting fewer out-of-pocket surprises.

4. Optional add-ons

   • Boiler service and safety checks
   • Accidental damage
   • Extended appliance lists
   • Outbuildings or external supply pipes
   • Enhanced emergency response

Choose the level for the risks you cannot comfortably self-fund, not for every small inconvenience.

Cost, pricing and what drives it

Typical costs vary by home type, location, and the depth of cover. While average UK combined home insurance is around £391 a year, warranty pricing is separate and depends on the items protected and service levels. Expect higher prices for larger properties, higher risk postcodes, and plans with low excesses and high limits.

Prices are illustrative trends, not guarantees. Always compare like-for-like limits, excesses, and response times.

Can you apply and what will you need

Most UK homeowners can apply, including freeholders and leaseholders with responsibility for internal systems. New build warranties are typically arranged by the developer and transferred to you on completion. For service-style warranties, providers may ask for appliance ages, recent servicing records, photographs, and details of any known faults. Some insist on an initial inspection or a waiting period before claims.

Common reasons for decline include undisclosed pre-existing issues, unsafe installations, non-standard construction not accepted by the underwriter, or ongoing building works that increase the risk of defects. If you are renovating, you may need to pause cover or obtain written acceptance to avoid invalidating the policy.

From quote to claim in clear steps

1. Gather home details, appliance ages, and any servicing certificates.
2. Compare cover levels, limits, excesses, and call-out response times.
3. Choose essential add-ons you genuinely need, not every upgrade.
4. Complete the application truthfully and disclose renovations or defects.
5. Review documents, cooling-off period, and any waiting periods before claims.
6. If something fails, contact the provider first and follow claim instructions.

What to weigh up before deciding

Key context: New home registrations are growing in some regions, planning applications in England surged, and bungalows are less common while larger homes rise. Alongside £1.6 billion in quarterly property claims and a wave of renovations, the right warranty can complement your insurance, but only where cover terms fit your home.

Essential checks before you commit

Read the policy schedule and wording carefully. Confirm what is included, the claim limits per item and in total, any annual cap, and the excess you will pay each time. Look for waiting periods, servicing requirements for boilers and heating, and the rules on using approved contractors. If you plan renovations, ask in writing how this affects your cover and whether works must be declared beforehand. Review renewal terms, not just the first-year price, and keep proof of purchases, installation certificates, and inspection reports ready for any future claim.

Alternatives if this is not the right fit

1. Buildings and contents insurance
   • Essential for fire, flood, storm, theft, and liability. May offer optional home emergency cover.
2. Manufacturer or retailer guarantees
   • Good for new appliances with short warranty periods. Limited scope but free or low cost.
3. Boiler cover or home emergency add-ons
   • Focused help for heating, plumbing, electrics, and emergency call-outs.
4. Savings buffer for repairs
   • A contingency fund can cover smaller repairs without ongoing premiums.

Common questions, clear answers

Q: Is a home warranty the same as home insurance? A: No. Insurance covers risks like fire, flood, and theft. Warranties focus on defects or breakdowns of listed items. Many households use both for fuller protection.

Q: Are new build warranties transferable when I sell? A: Usually yes. Most 10-year structural warranties stay with the property, giving the buyer ongoing protection for the remaining term. Always confirm the transfer process and any fees.

Q: Will a warranty cover poor workmanship by an unregulated builder? A: Often not. Many policies exclude faulty or non-compliant work. Using qualified, accredited trades and keeping documentation improves your position if problems arise later.

Q: Do I need to tell the provider about renovations? A: Yes. Renovations can change risks and may suspend or alter cover. Inform providers before works start to avoid declined claims or policy cancellation.

Q: How quickly will an engineer attend in an emergency? A: Response times vary by plan, priority level, and region. Check service standards in the policy documents and whether out-of-hours support is included.

What to do next

Take stock of your home, planned works, and the systems you rely on daily. Compare a few providers on limits, excesses, response times, and exclusions. If the benefits align with risks you cannot easily self-fund, consider buying. If not, use insurance and a repair fund instead. You are in control.

Important information

This guide is general information, not personal financial advice. Policy terms vary by provider, and cover depends on your circumstances. Always read the policy wording and check inclusions, exclusions, and limits before you buy.