Every new home built for sale in BC must carry third-party home warranty insurance, commonly called 2-5-10 coverage. That covers new houses, townhouses and condos. It protects buyers when defects show up after completion, and it transfers to later owners until it runs out. Buyers of resale homes built in the last ten years benefit too, if they know what's left and how to claim.
What 2-5-10 covers
- 1 year: materials and labour. Defects in workmanship and materials, such as finishes, fixtures, doors and cabinets.
- 2 years: distribution systems. Defects in plumbing, electrical, heating, ventilation, air conditioning and gas systems. Some exterior items linked to water getting in also have two-year coverage.
- 5 years: the building envelope. Defects that let water in through the walls, roof, windows or doors.
- 10 years: structure. Defects in load-bearing parts that affect the building's structural integrity.
Coverage has limits and exclusions: normal wear, owner damage, maintenance items, and damage from not maintaining the home. The warranty certificate and policy set the details.
Checking a home's warranty
- BC Housing's New Homes Registry shows whether a home is registered, who the licensed builder is, and the warranty provider.
- Ask the seller for the warranty certificate and any claims history. On a strata unit, also ask about common property claims in the minutes.
- Check the start date. Coverage runs from the warranty start date on the certificate, usually first occupancy. It doesn't restart when the home is sold.
Owner-built homes
Homes built by an owner-builder under an authorization from BC Housing don't need third-party warranty insurance. If an owner-builder sells within ten years, they must give buyers a disclosure notice, and they remain personally responsible for certain defects.
For buyers, that means no insurer stands behind the home. Inspect carefully and price the risk in.
How to make a claim
- Document the defectRight away
Photos, dates, and any damage it's causing.
- Notify the warranty provider in writingBefore coverage ends
Use the provider named on the certificate. In a strata, common property claims go through the strata corporation.
- Allow inspection and repairPer the policy
The provider usually asks the builder to fix it first, and steps in if the builder doesn't.
- Mitigate damageAlways
Stop a leak from spreading. Damage caused by delay may not be covered.
If you're buying a newer home
Work out which coverage is left using the checker above. A 2022 townhouse in 2026 has lost materials, labour and systems coverage, but keeps envelope coverage until 2027 and structural coverage until 2032.
Inspect for envelope issues while that coverage still applies. For strata buildings, read the strata buying guide.
For presales, the warranty starts at completion. See the presale guide.
Questions people ask us
What does the BC 2-5-10 home warranty cover?
One year for defects in materials and labour, two years for distribution systems such as plumbing, electrical, heating and gas, five years for the building envelope (water getting in), and ten years for structural defects.
Does the home warranty transfer to a new owner in BC?
Yes. Coverage stays with the home until it expires. It doesn't restart when the home is sold.
How do I check if a home has warranty coverage in BC?
Search BC Housing's New Homes Registry, which shows whether a home is registered, the licensed builder and the warranty provider, and ask the seller for the warranty certificate.
Do owner-built homes have warranty insurance?
No. Homes built under an owner-builder authorization are exempt, but if the owner sells within ten years they must give buyers a disclosure notice.
How do I make a home warranty claim?
Notify the warranty provider named on your certificate in writing as soon as you find the defect and before the coverage ends, document it, and prevent further damage. Common property claims in a strata go through the strata corporation.
778-918-5990
Buying a home built in the last ten years?
Dan can check the registry, request the warranty certificate and claims history, and time the inspection around the coverage that's left.
