Chapter 9.1 of the NHBC Standards 2024 sets out a comprehensive framework for achieving consistent and high-quality finishes in new build homes. This chapter is crucial for ensuring that all construction finishes comply with the NHBC Technical Requirements, thereby guaranteeing they meet the standards necessary for NHBC inspections and any subsequent resolutions.
The guidelines are particularly pertinent at the final stages of construction when the home is ready for the NHBC pre-handover inspection. This ensures that the finishes meet aesthetic expectations and also adhere to the stringent quality and durability standards mandated by the NHBC. The application of these standards during both the construction phase and for resolving issues under the Buildmark insurance cover provides a robust mechanism for maintaining uniformity and excellence in home finishes.
The NHBC Standards take precedence over other industry recommendations, establishing a uniform approach to construction finishes. They incorporate appropriate tolerances and finishes, considering the natural movements and variations of materials, including those that may be reclaimed. This chapter highlights the importance of professional judgement in handling unique situations and the proportionate remedying of minor variations.
9.1.1 Compliance
Section 9.1.1 of the NHBC Standards 2024 outlines the fundamental requirement for all finishes in new builds to comply with the NHBC Technical Requirements. This compliance ensures that finishes are acceptable for NHBC inspections and meet the standards necessary throughout the construction process and any subsequent resolutions. The guidance is specifically designed to be applied when the home is substantially complete and ready for the NHBC pre-handover inspection, ensuring that finishes are inspected and approved at a critical final stage. Additionally, the NHBC uses this guidance both during construction and for resolving issues under the Buildmark insurance cover, providing a comprehensive framework for maintaining standards.
The section emphasises that the NHBC standards take precedence over other recommendations within the house-building industry, ensuring uniformity and adherence to industry-specific requirements. The standards incorporate appropriate tolerances and finishes, considering normal thermal and drying movements and the natural non-uniformity of certain materials, such as reclaimed items. Discretion is encouraged to handle unique situations, with an emphasis on the proportionate and appropriate remedying of minor variations. The acceptability of finished appearances is ultimately at the NHBC’s discretion, ensuring that the final appearance meets the expected quality standards. This approach ensures that homeowners receive a high-quality, durable, and aesthetically pleasing living environment.
9.1.2 External Walls
Section 9.1.2 of the NHBC Standards 2024 provides detailed guidelines on achieving acceptable finishes for external walls in new builds. External walls, encompassing various materials and construction techniques such as fair-faced masonry, render, curtain walling, and cladding (including timber, tile hanging, and brick slip), must present an acceptable appearance when viewed from a distance of 10 metres in daylight. The focus is on the overall wall surface rather than individual elements like bricks or joints, ensuring a cohesive and visually uniform finish.
Fair-faced masonry, for instance, should be reasonably uniform in texture, finish, and colour, with acceptable minor variations and no significant cracks or damage. Rendered surfaces should also maintain consistency in texture and colour, with permissible minor hairline cracks that do not impair performance. Specific tolerances are outlined for straightness, plumb, and deviation, ensuring the structural integrity and visual appeal of the walls. The section also addresses the natural effects of weathering and material characteristics, such as efflorescence in masonry or colour variation in timber cladding, highlighting the importance of professional judgement and flexibility in applying these standards to achieve high-quality, durable, and aesthetically pleasing external finishes.
9.1.3 Internal Walls and Ceilings
Section 9.1.3 of the NHBC Standards 2024 outlines the requirements for internal walls and ceilings, ensuring they are constructed to appropriate tolerances and present an acceptable finished appearance. This section covers various aspects, including plastering, dry lining, walls, ceilings, and skirtings. The primary goal is to achieve smooth, uniform surfaces free from visible defects and with joints and fittings properly integrated.
Plastered and dry-lined surfaces should not have readily visible board joints and should be flat within a ±3mm deviation when measured with a 450mm straight edge. Walls must be uniform in appearance, with no visible gaps around fittings like switch plates, and jointing tape should be fully covered and unobtrusive. The maximum deviation for wall flatness is ±3mm over a 2m straight edge, and walls should not be more than 8mm out of plumb for heights up to 3m. Ceilings are expected to be level within a 3mm deviation per metre for spans up to 6m and flat within a ±5mm deviation over a 2m straight edge. These guidelines ensure that internal walls and ceilings meet structural requirements and contribute to a visually pleasing and functional interior environment.
9.1.4 Doors and Windows
Section 9.1.4 of the NHBC Standards 2024 outlines the specific requirements for the installation of doors and windows to ensure they meet appropriate tolerances and provide an acceptable finished appearance. This section emphasises the importance of precision in installing both internal and external doors and windows, focusing on aspects such as alignment, plumb, level, and distortion to ensure functionality and aesthetic quality.
For internal openings, the standards require that sills and window boards be flat along their length with a maximum deviation of ±3mm over 2m. Heads and sills must be level within 3mm for openings up to 1.5m and within 5mm for longer openings. Similarly, reveals must be plumb within 3mm for heights up to 1.5m and within 5mm for taller openings. Window frames should not be distorted, maintaining a maximum plumb deviation of 3mm for heights up to 1.5m and 5mm for taller frames. Internal doors must be installed according to manufacturer recommendations, ensuring the frames are within 5mm of plumb and gaps between the door and frame do not exceed 4mm. Distortion limits for doors are set to 5mm in height and 3mm in width, and the gap between the door’s underside and the unfinished floor should be between 10mm and 22mm.
For external doors and windows, the installation must also follow the manufacturer’s guidelines. Frames should be within 5mm of plumb and not distorted in two directions, while door distortion is limited to 5mm in height and 3mm in width. These precise tolerances ensure that doors and windows function correctly and contribute to the overall quality and durability of the building. Adhering to these standards ensures that the installations are both visually appealing and effective in their roles.
9.1.5 Floors
Section 9.1.5 of the NHBC Standards 2024 provides detailed guidance on the construction and finishing of floors in new builds to ensure they meet appropriate tolerances and provide a high-quality finish. The primary focus is on achieving level, flat, and even surfaces that are suitable for the intended use and aesthetic requirements. The standards specify that floors should be level within a 3mm deviation per metre for spans up to 6 metres and no more than 20mm out of level for longer spans. Additionally, the surface flatness must be within a ±5mm deviation measured over a 2m straight edge, ensuring a consistent and smooth finish across the entire floor area.
Underfloor service ducts are also addressed, with requirements for these to be level with adjacent floor finishes to prevent tripping hazards and ensure a seamless appearance. Floors must accommodate normal drying shrinkage, which can cause minor differences in levels, particularly with certain types of thin floor coverings. By adhering to these guidelines, builders can ensure that the floors in new homes meet functional and safety standards and contribute to the overall quality and visual appeal of the living environment(NHBC-Standards-2024-9) .
9.1.6 Glazing
Section 9.1.6 of the NHBC Standards 2024 focuses on the quality and inspection of glazing in new builds, ensuring that glass in windows and doors is free from undue defects. The section specifies that glazing should be assessed in daylight conditions from within the room, at a minimum distance of 2 metres for most glass types, and 3 metres for toughened, laminated, or coated glass. This inspection method helps in identifying any defects that might not be apparent under artificial lighting or from closer distances.
The standards allow for minor imperfections such as bubbles, blisters, hairlines, blobs, and fine scratches up to 25mm in length, provided they are not obtrusive or bunched together. These allowances acknowledge that minor flaws can occur during the manufacturing process but should not detract from the overall appearance and functionality of the glazing. Additionally, any minor scratches within 6mm of the edge of the pane are considered acceptable, recognising that edge areas are more prone to such imperfections. By adhering to these guidelines, builders can ensure that the glazing in new homes meets the necessary standards for quality and durability(NHBC-Standards-2024-9).
9.1.7 Ceramic, Concrete, Terrazzo, and Similar Tile Finishes
Section 9.1.7 of the NHBC Standards 2024 provides detailed guidance on the installation and finishing of ceramic, concrete, terrazzo, and similar tiles to ensure an appropriate and high-quality appearance. The standards specify that joints between tiles should be straight and aligned unless the tiles are designed to be irregular in shape. For wall tiles, joint widths should be a minimum of 1.5mm for ceramic tiles, 2mm for smooth natural stone tiles, and 6mm for textured tiles, unless otherwise specified by the manufacturer. Floor tile joints should be at least 3mm wide, with wider joints up to 10mm allowed to accommodate dimensional irregularities.
The section also outlines tolerances for the levelness and alignment of tiled surfaces. The variation in surface level should be within ±3mm over a 2m straight edge, and the difference in level between adjacent tiles should not exceed 1mm for joints up to 6mm wide, or 2mm for wider joints. These guidelines ensure that tiled finishes are functional and durable and aesthetically pleasing. Movement joints should be incorporated at regular intervals and at points of potential movement, such as corners and junctions with other materials, to prevent cracking and other damage. Proper installation and finishing according to these standards contribute to the longevity and visual appeal of tiled surfaces in new homes(NHBC-Standards-2024-9).
9.1.8 Fitted Furniture
Section 9.1.8 of the NHBC Standards 2024 outlines the requirements for fitted furniture, ensuring it meets appropriate aesthetic and functional standards. Fitted furniture, including cupboards, worktops, and other built-in fitments, must be visually aligned both vertically and horizontally, with no significant level differences at intersections. This alignment ensures a cohesive appearance and proper integration with other elements of the home. Additionally, fitted furniture should operate as intended by the manufacturer, meaning doors, drawers, and other movable parts should function smoothly and without obstruction.
The standards also emphasize the importance of uniform gaps between adjacent doors and drawers where applicable. These gaps should be consistent, contributing to the overall neat appearance of the furniture. Furthermore, factory-finished components should be free from conspicuous abrasions or scratches when viewed in daylight from a distance of 0.5 metres. While no specific dimensional tolerances are set for gaps and alignments due to the necessity of on-site adjustments, any surface abrasions caused during installation should be rectified according to the manufacturer’s recommendations. This ensures that the final appearance of fitted furniture is both high-quality and visually pleasing, meeting the expectations for new build homes(NHBC-Standards-2024-9).
9.1.9 Joint Sealants
Section 9.1.9 of the NHBC Standards 2024 details the requirements for joint sealants in new builds, emphasising the need for a neat and tidy appearance. Properly applied joint sealants are crucial for maintaining the integrity and aesthetic quality of various surfaces, particularly in areas where different materials meet. This section specifies that sealants should be tooled to remove blisters and irregularities, ensuring a compact, smooth, and neat surface finish. Such careful application enhances the visual appeal and contributes to the durability and functionality of the sealants, preventing issues like water ingress and material separation.
The standards also note that joints should be inspected from a distance of 2 metres wherever possible, to provide a realistic assessment of their appearance. This inspection distance is practical for most locations, though it acknowledges that in some areas, such as around showers and baths, this may not always be feasible. By adhering to these guidelines, builders can ensure that joint sealants perform their protective functions effectively while also maintaining a high standard of finish that meets both aesthetic and practical requirements(NHBC-Standards-2024-9).
9.1.10 Paint Finishes
Section 9.1.10 of the NHBC Standards 2024 details the requirements for paint and varnish finishes on various surfaces within new builds. The primary goal is to achieve even, smooth, and visually appealing finishes that are free from conspicuous runs, prominent brush marks, and other imperfections. Painted and varnished surfaces must be reasonably smooth and free from nail holes, cracks, and splits. Joints should be filled, and the overall appearance should be uniform in colour, texture, and finish when viewed in natural daylight from a distance of 2 metres. This inspection method ensures that the evaluation is practical and reflective of normal viewing conditions.
The standards acknowledge that timber surfaces may exhibit limited raised grain and natural variations in colour and texture. Drying shrinkage of timber can also cause minor cracking at joints between plaster and woodwork. Furthermore, when painted surfaces are touched up, minor colour variations may occur, and external finishes will dull over time due to exposure to sunlight, rain, and pollutants. Despite modern primers containing compounds to limit this, resin can still exude from knots, causing discoloration of paintwork. Additionally, site-decorated trim, such as architrave and skirting, may differ in appearance from factory-finished components like doors. By adhering to these guidelines, builders ensure that painted and varnished surfaces in new homes meet high-quality standards, contributing to the overall aesthetic and durability of the finishes(NHBC-Standards-2024-9).
9.1.11 Sanitary Ware
Section 9.1.11 of the NHBC Standards 2024 sets out the requirements for the condition and installation of sanitary ware in new builds, ensuring that all fixtures are free from damage at the time of handover. This includes items such as baths, shower trays, and basins. The standards specify that these fittings should not have conspicuous scratches, chips, or other forms of damage when viewed in daylight from a distance of 0.5 metres. This ensures that homeowners receive sanitary ware in pristine condition, free from visible defects that could affect the aesthetic quality and durability of these essential fixtures.
Additionally, the standards provide guidelines for inspecting sanitary ware in areas without natural daylight. In such cases, inspections should be conducted under artificial light from fixed wall or ceiling outlets, rather than portable lighting, to ensure consistency and accuracy in the assessment of the fixtures. This careful inspection process helps maintain the high standards expected in new homes, ensuring that all sanitary ware is delivered to the homeowner in excellent condition and ready for immediate use(NHBC-Standards-2024-9).
9.1.12 Other Surfaces and Components
Section 9.1.12 of the NHBC Standards 2024 covers the expectations for various other surfaces and finishes in new builds, such as fascia boards, meter cabinets, and radiators. These components must present an appropriate appearance, which includes being reasonably smooth and free from defects like nail holes, cracks, and splits. Joints in these surfaces should be properly filled to ensure a uniform look, and the colour, texture, and finish should be consistent across the entire surface.
The standards acknowledge that while these components may not be as prominent as walls or floors, their quality and finish significantly contribute to the overall aesthetic and durability of the home. Ensuring that these elements meet the specified standards helps maintain the home’s visual appeal and functionality, providing homeowners with a well-finished, cohesive living environment(NHBC-Standards-2024-9).
9.1.13 Pitched Roof Coverings
Section 9.1.13 of the NHBC Standards 2024 sets out the requirements for the installation and appearance of pitched roof coverings to ensure they provide an acceptable finished appearance. This section highlights that tiles and slates used for pitched roofs should be reasonably uniform in texture, finish, and colour. They must be suitably mixed to avoid excessive colour banding, which can detract from the overall visual appeal of the roof. This ensures a consistent and harmonious look across the entire roof surface.
The standards acknowledge that some minor blemishes and variations in texture, finish, and colour are inherent to individual tiles and slates. These minor imperfections are generally acceptable as they do not significantly impact the roof’s performance or overall appearance. Additionally, efflorescence, a natural occurrence on some types of tiles, is not considered harmful and typically disappears over time. To avoid a patchy appearance, tiles exhibiting efflorescence when laid should be mixed appropriately. By adhering to these guidelines, builders can ensure that pitched roof coverings meet both aesthetic and functional standards, contributing to the durability and visual appeal of new homes(NHBC-Standards-2024-9).
9.1.14 Garages
Section 9.1.14 of the NHBC Standards 2024 outlines the requirements for the construction and appearance of garages in new builds. Garages must have an acceptable finished appearance, with walls, floors, and roofs built to appropriate tolerances. This section recognises that garages, while not living spaces, still contribute to the overall quality and durability of the property and must meet certain standards to ensure functionality and aesthetic consistency.
Key considerations include the acknowledgment of natural material behaviours and environmental impacts. For example, cracks up to 2mm wide in unplastered blockwork walls are acceptable due to thermal movement and shrinkage. Garage floors may be installed with falls for drainage or fire separation, which can lead to dusting if the floors are not sealed. Additionally, the effects of normal drying shrinkage in concrete floors might cause small gaps around the perimeter at wall junctions. These guidelines ensure that while minor imperfections due to material properties are acceptable, the overall structural integrity and appearance of the garage must meet the defined standards(NHBC-Standards-2024-9).
9.1.15 External Works
Section 9.1.15 of the NHBC Standards 2024 outlines the requirements for external works, focusing on the construction and finishing of drives and paths to ensure they are practical and aesthetically pleasing. Drives and paths must be constructed with finishes that are within a maximum deviation of ±10mm, measured using a 2m straight edge with equal offsets. This ensures the surfaces are relatively even and free from significant irregularities. Additionally, these surfaces should be designed to minimise the potential for standing water, which can cause damage and safety hazards.
The standards specify that one hour after rain has stopped, areas of temporary standing water should not be deeper than 5mm or exceed 1m² in size. Temporary standing water is not permitted adjacent to entrance doors to prevent water from entering the building. The guidelines also address the potential for displacement and variations in surface levels due to settlement, natural ground movement, and traffic, recognising that some surface scuffing and pitting may occur. When checking the flatness of these surfaces, any required slope for drainage should be taken into account. Additionally, drainage covers should align with the adjacent ground or surface finish to ensure a smooth transition and prevent tripping hazards(NHBC-Standards-2024-9).
9.1.16 Further Information
Section 9.1.16 of the NHBC Standards 2024 provides additional resources and references to support the implementation of the standards outlined in the document. This section directs readers to external guidance that complements the NHBC standards, helping to achieve the best visual and structural outcomes in new builds.
One key reference mentioned is the Roof Tile Association Guidance. This guide offers developers and contractors detailed advice on achieving the best visual effects with roof tiles made from concrete and clay. Published in August 2023, the guide covers practical aspects of roof tile installation, addressing common issues such as colour consistency, mixing practices, and avoiding excessive colour banding. By incorporating these external resources, builders and developers can enhance their understanding and application of the NHBC standards, ensuring high-quality finishes that meet both aesthetic and functional requirements(NHBC-Standards-2024-9).