NHBRC Defect Liability & New Home Warranty Calculator
Check if your new home defect is covered under the NHBRC 5-year warranty. Estimate claim payout and understand the claims process under the Housing Consumer Protection Measures Act.
| Defect Type | Year 1 | Years 2–5 | After Year 5 |
|---|---|---|---|
| Structural (foundations, walls) | Yes | Yes | No |
| Roof (structure & waterproofing) | Yes | Yes | No |
| Waterproofing / damp | Yes | Yes | No |
| Plumbing | Yes | No | No |
| Electrical | Yes | No | No |
| Finishes (paint, tiles, joinery) | Yes | No | No |
NHBRC Warranty & Defect Claims in South Africa Act 95 of 1998 • 5-year warranty • Claim process
The NHBRC 5-Year Warranty Structure
The National Home Builders Registration Council (NHBRC) administers a mandatory warranty scheme for new homes in South Africa under the Housing Consumer Protection Measures Act 95 of 1998. All home builders must be enrolled with the NHBRC before constructing new residential buildings.
The warranty provides the following coverage:
- Year 1: All defects — structural, roof, waterproofing, plumbing, electrical, and finishes
- Years 2–5: Major structural defects, roof defects, and waterproofing failures only
- After 5 years: No NHBRC warranty coverage
The warranty runs from the date of occupation, not the date construction commenced.
How to Lodge an NHBRC Claim
To lodge a warranty claim, visit nhbrc.org.za or call the toll-free line 0800 200 824. You will need:
- Proof of NHBRC enrollment (the builder's enrollment number)
- Written description and photographs of the defect
- Title deed or proof of ownership
- Occupation certificate and completion date
- At least one independent repair quote
The NHBRC will inspect within 14 working days and instruct the builder to repair within 21 days. If the builder fails to repair, the NHBRC can use its guarantee fund.
Worked Example — Lerato's Structural Crack
Lerato bought a new townhouse in Midrand 2 years ago. She noticed significant cracking in load-bearing walls — a structural defect.
At 24 months, she is within the NHBRC warranty period. Structural defects are covered in years 2–5. Her repair quote is R85,000.
She submits a claim to NHBRC. The inspector assesses the defect and instructs the builder to repair. The builder is unresponsive. The NHBRC uses its guarantee fund to cover approximately R72,250 (85% of quote), with Lerato covering the remainder administratively.
Frequently Asked Questions
What does the NHBRC warranty cover in South Africa?
The NHBRC warranty covers all defects in year 1 (structural, roof, waterproofing, plumbing, electrical, and finishes). From years 2 to 5, only major structural defects, roof defects, and waterproofing failures are covered. After 5 years, the warranty expires.
What happens if my builder is not NHBRC enrolled?
NHBRC enrollment is mandatory for all home builders in South Africa under the Housing Consumer Protection Measures Act 95 of 1998. A builder who constructs without enrollment commits a criminal offence. If your builder is not enrolled, you cannot access the NHBRC warranty but may still pursue a direct contractual claim against the builder or report them to the NHBRC for prosecution.
How long does an NHBRC defect claim take to resolve?
The NHBRC inspects within 14 working days and gives the builder 21 days to repair. If the builder cooperates, resolution typically takes 4–8 weeks. If the builder is unresponsive or disputing the claim, the process can take 2–4 months, as the NHBRC may need to use its guarantee fund.
Does the NHBRC warranty cover defects found after 5 years?
No. The NHBRC warranty expires 5 years from the date of occupation. After this period, homeowners must pursue claims directly against the builder under the construction contract (if still within contractual liability period) or fund repairs personally. In practice, the builder's contractual liability also often expires after a few years.
Can I claim for paint peeling or tile cracks after year 1?
No. Finish defects such as peeling paint, cracked tiles, or minor joinery issues are only covered in year 1 of the NHBRC warranty. After year 1, coverage is limited to major structural defects, roof defects, and waterproofing failures. You would need to pursue the builder directly under the building contract if you believe the finish quality was substandard.