Defects Liability Period in New Zealand: What New-Home Buyers Need to Know
Moving into a new home is exciting, but it is also when you start noticing the small details. A paint mark, a door that does not sit quite right, or a fitting that is not working as expected can leave you wondering what to do next.
In New Zealand, people often call this the “defects liability period”. The statutory term is the 12-month defect repair period. It gives you a clear window to raise defective residential building work with your contractor after completion.
What is the 12-month defect repair period?
The period starts when the physical building work covered by your contract is complete, not when you first spot a concern. If you notify your contractor in writing about work you believe is defective during those 12 months, they are required to put right defective work within a reasonable timeframe.
Think of it as a practical post-handover process. You are living in the home for the first time, so it is normal to notice details that were not obvious during the final walkthrough. The 12-month period is not your only protection, but it is a good reason to raise concerns early rather than leaving them unresolved.
What might count as a defect?
A possible defect is not limited to a major structural issue. It may involve workmanship, materials, or work that does not match the agreed plans and specifications. Examples could include a finish that appears incomplete, flooring that is not sitting as expected, or a fitting that is not operating properly.
Not every visible difference will be a defect. New homes have normal workmanship tolerances, and materials can settle or move slightly as the home is lived in. MBIE’s Guide to tolerances, materials and workmanship can be a helpful reference if you and your builder need a common starting point for a discussion.
What should you do if you notice a possible issue?
Start with a clear record. It makes the issue easier for your builder to assess and keeps everyone on the same page.
Check your handover information. Look for the agreed aftercare or defects-reporting process.
Take photos and notes. Record the room, exact location, when you noticed it, and how it affects the home. A short recording can help with something that moves, leaks, or makes a sound.
Notify your contractor in writing. Keep the description factual and keep a copy of your email or message.
Allow an inspection. Your builder may need to check the surrounding work or speak with the relevant trade before confirming the right response.
Confirm the next step. If work is agreed, make sure you understand what will happen and how access will be arranged.
An informal conversation is a useful start, but written notice matters—especially in the first 12 months.
Make the most of handover
The defect repair period is a safeguard, not a reason to rush your final walkthrough. Take time to open and close doors, check fittings, compare key areas with your signed selections, and ask questions while the build team is there.
An item may only become apparent after your walkthrough. If it does not look or perform as you expect, raise it with your builder so it can be assessed. If you are building with Today Homes, ask your usual contact how to report an issue and what information is most useful.
Final thoughts: act early, document clearly
The first year is when you get to know your new home in real life. If something does not look or perform as you expect, record it and raise it promptly. Clear communication and a practical inspection can make the process much less daunting.