NHBRC Guarantee: What Every Cosmo Homeowner Should Know

Every new Cosmopolitan Projects home is backed by an NHBRC guarantee: legally mandated warranty cover that protects you against defects for up to five years after you move in. Cover tapers over three stages, three months, one year, and five years, and each stage protects something different. Here's exactly what's covered, what voids your warranty, and how to lodge a complaint if something goes wrong.

What is the NHBRC Guarantee?

The NHBRC guarantee is the warranty protection every South African home builder must provide under the Housing Consumers Protection Measures Act, 1998 (Act No. 95 of 1998). The National Home Builders Registration Council (NHBRC) administers this cover to ensure builders meet the technical standards set out in the Home Building Manual, regardless of your home's size or value.

The NHBRC's mandate is to:

• Provide warranty protection against defects in new homes
• Regulate the home building industry
• Protect consumers when builders fail to meet their obligations
• Establish and promote ethical and technical building standards
• Improve structural quality across the industry
• Promote housing consumer rights and provide consumer information
• Support builders through registration, training, and inspection

What's Covered Under Your NHBRC Warranty

Once you've signed your letter of satisfaction (the "happy letter"), day-to-day house maintenance becomes your responsibility as the homeowner. NHBRC cover applies in three stages from that point.

First 3 Months After Occupation

• Cracks
• Window and door adjustments
• Any defects not caused by misuse or alterations

First Year After Occupation

Provided the issue wasn't caused by misuse or alterations, Cosmopolitan Projects will repair:

• Geyser and stove: Excludes geyser element burnout; any work done on the geyser or stove invalidates this warranty
• Roof leaks: Covers the roof structure only, not roof coverings (tiles), fascias, or barge boards; storm damage isn't covered, and moving tiles or altering the roof invalidates this warranty
• Electrical installation: Excludes globe replacement; any changes to the electrical installation invalidate this warranty
• Plumbing leaks: Any changes to the plumbing invalidate this warranty

See Home Repair and Emergencies Guide for more on what’s covered.

5-Year Structural Warranty

Your home's structure carries a 5-year NHBRC warranty. Any structural work or alterations you make will invalidate this cover.

What Voids Your NHBRC Warranty

A pattern runs through every category above: doing your own repairs or alterations invalidates the warranty for that item. Before you touch a geyser, roof tile, electrical point, or plumbing line yourself, weigh it against losing your cover, and always notify Cosmopolitan Projects in writing first rather than fixing it yourself.

How to Lodge an NHBRC Complaint

You can lodge a complaint with the NHBRC if:

• The home builder doesn't respond within the specified period
• The home builder fails to honour their obligations
• You and the home builder have an unresolved dispute about liability

Before You Submit a Claim

• Notify the home builder in writing of all complaints within a reasonable timeframe
• Keep copies of all correspondence with the home builder
• Allow the home builder reasonable access to inspect or repair the defect
• Ensure you've met all your financial obligations to the home builder

Documents You'll Need

• Proof of occupation date (municipal occupation certificate)
• Proof of notifications sent to the home builder within the required timeframe
• A complete list of the disputed terms as notified to the home builder

Step-by-Step Process

1. Download and complete the NHBRC's complaint form from nhbrc.org.za
2. Lodge the complaint with all supporting documentation at your nearest NHBRC provincial customer service centre, or email your nearest provincial customer care office
3. The NHBRC will initiate its dispute resolution process

Visit nhbrc.org.za or call their toll-free line on 0800 200 824 for more information.

NHBRC Repair Timelines at a Glance

Moving into a new house? Get more Top Tips for a First-Time Homeowner.

Frequently Asked Questions

What does the NHBRC guarantee cover? 

It covers minor defects like cracks and door/window adjustments for the first three months, geyser, stove, roof, electrical, and plumbing issues for the first year, and structural defects for five years, provided none of the issues were caused by misuse or alterations.

Does the NHBRC warranty cover storm damage to my roof? 

No. The 1-year roof warranty covers the roof structure only and excludes damage caused by storms, as well as roof coverings such as tiles, fascias, and barge boards.

Will fixing something myself void my NHBRC warranty? 

Yes. Any repairs, changes, or alterations you make to the geyser, stove, roof, electrical installation, plumbing, or structure will invalidate the relevant warranty.

How long is the NHBRC structural warranty? 

Your home's structure is covered by a 5-year NHBRC warranty, as long as no structural work or alterations are made.

How do I lodge a complaint with the NHBRC? 

Download the complaint form from the NHBRC website, gather your proof of occupation and written correspondence with your builder, and submit everything to your nearest NHBRC provincial customer service centre.

Who regulates home builders in South Africa? 

The National Home Builders Registration Council (NHBRC) regulates the home building industry under the Housing Consumers Protection Measures Act, 1998.