The 2-5-10 New-Home Warranty on Burnaby Builds, Explained (2026)

Almost every buyer who tours a presale unit with me asks some version of the same question: "If something goes wrong after I move in, who fixes it?" Most have heard the phrase "2-5-10 warranty" from a sales centre agent, nodded along, and never actually read what it promises. So let's go through it properly, because the answer changes how you should shop, inspect, and negotiate on new construction in Burnaby.

What the 2-5-10 warranty actually is

British Columbia requires every licensed residential builder to carry home warranty insurance on new construction. This isn't optional and it isn't something a builder can waive. It's set out in the Homeowner Protection Act, and it's administered by BC Housing's Licensing and Consumer Services Branch. The name comes from three coverage periods stacked on top of each other: 2 years, 5 years, and 10 years, each covering a different category of problem.

Here's the part most buyers miss: this is private insurance, not a government guarantee. The government sets the minimum rules through the Act. The actual claim gets paid by one of the licensed insurers approved to sell it in BC, currently Aviva (through National Home Warranty), Intact (through WBI Home Warranty), Travelers Canada, and The New Home Warranty Insurance (Canada) Corporation. Your builder picks one of these providers, and that provider, not the builder and not the city, is who you'd file a claim against if a covered defect shows up.

The three coverage periods, plainly

Source: BC Housing, Home Warranty Insurance: What Homeowners Need to Know. Timelines within the 2-year period vary: 12 months applies to detached homes and non-common strata property, 15 months to common property in a strata building, and 24 months to the specific major-system items listed above.

Common property in a strata building (the roof, hallways, shared mechanical rooms) has its own limit too: the lesser of $100,000 times the number of units in the building, or $2.5 million per building. On a 40-unit Brentwood tower, that math matters a lot more than most buyers realize when they're comparing one presale project against another.

How this plays out on a Burnaby presale condo

If you're buying in a project like the ones going up around Brentwood, where presale towers dominate the new-construction pipeline, the 2-5-10 warranty attaches the moment you take possession, not the moment you put down your deposit. That distinction trips people up. Your deposit while the building is under construction is protected separately, if at all, through the Real Estate Development Marketing Act (REDMA) and the specifics of your disclosure statement, not through the home warranty. The warranty clock doesn't start ticking until the unit is actually yours to live in.

Once you move in, the individual unit gets the strata-unit limit ($100,000 or your purchase price, whichever is lower), and the building as a whole gets the common property limit. Read your Form B and the strata's warranty documentation before you remove subjects. I walk every presale buyer through exactly which limit applies to which part of the building, because sales centre staff often gloss over this.

How it applies to new multiplex units

Bill 44 has brought a wave of new fourplexes, sixplexes, and small multiplex projects to Burnaby's single-family streets, and I get asked constantly whether these newer housing forms carry the same protection as a detached house or a condo tower. They do. If a licensed residential builder constructs the units, the same Homeowner Protection Act requirement applies regardless of whether the project needs a building permit review under the old single-family rules. Each unit in a new multiplex is treated on its own terms for warranty purposes, similar to how a townhouse would be assessed, so the coverage limits and periods above still apply per unit. If you're weighing a new multiplex purchase against a resale house, this is one more reason the math isn't a simple side-by-side comparison. I go through this in more depth on the multiplex page if you want the fuller picture on financing and lot economics too.

What the 2-5-10 warranty does NOT cover

This is where I see buyers get caught off guard, so read this section twice.

• Cosmetic and normal wear and tear. Small drywall cracks, minor scuffs, or gradual settling that doesn't affect function are excluded.
• Landscaping, non-residential structures, and site work. Retaining walls, driveways, decorative grading, and similar items generally fall outside the warranty.
• Anything caused by the owner. Damage from your own renovations, owner-supplied materials, or lack of maintenance isn't covered.
• Damage from outside events. Flooding, earthquake, and similar events fall under your home insurance policy, not the builder's warranty.
• Deposit loss if a project is cancelled. As above, that's a REDMA and disclosure statement issue, not a warranty issue.
• Appliances. These usually carry their own manufacturer warranty, separate from the home warranty entirely.

If a defect does show up, the process runs through the insurer, not a lawsuit against the builder directly, which is actually one of the better features of BC's system. Start with a written notice to your builder, then escalate to the warranty provider if it isn't resolved. BC Housing's claims page walks through the exact steps.

Key Takeaways

• BC's 2-5-10 warranty is mandatory private insurance, required by the Homeowner Protection Act, on every new home built by a licensed residential builder, including presale condos and new multiplex units.
• The three periods cover labour and materials (2 years, with some items at 24 months), the building envelope including water penetration (5 years), and structure (10 years).
• Coverage limits are the lesser of purchase price or $200,000 for detached homes and $100,000 for strata units, plus a separate common-property limit for the building.
• The warranty starts at possession, not at your presale deposit, so your deposit protection is a separate question governed by REDMA.
• Cosmetic wear, landscaping, owner damage, natural events, and appliances are excluded. Always confirm which insurer backs your specific project.

Frequently Asked Questions

Does the 2-5-10 warranty cover my presale deposit if the project gets cancelled?

No. The 2-5-10 warranty only starts once you take possession of a finished home. Deposit protection while a project is under construction is a separate matter governed by the Real Estate Development Marketing Act and your project's disclosure statement. Ask your REALTOR® to confirm exactly how your deposit is held before you sign.

Is the 2-5-10 warranty backed by the BC government?

Not directly. The government requires it through the Homeowner Protection Act and BC Housing licenses the builders and oversees compliance, but the actual insurance is sold and paid out by private insurers such as Aviva, Intact, Travelers Canada, and The New Home Warranty Insurance (Canada) Corporation. Your claim goes to whichever insurer backs your specific building.

Does a new Burnaby multiplex unit get the same warranty as a detached house?

Yes. Any new home built by a licensed residential builder in BC needs 2-5-10 warranty insurance, and that includes new fourplexes and sixplexes built under Bill 44 zoning changes. Each unit is assessed for coverage limits the way a townhouse or strata unit would be, so it's worth confirming the exact limit that applies before you buy.

What should I do if I find a defect after moving into a new build?

Put your concern in writing to the builder first. If it isn't resolved within a reasonable time, you can file a claim directly with the warranty insurer named on your home's warranty certificate. BC Housing's claims guidance walks through the timeline and documentation you'll need, and I'd rather you call me before that deadline passes than after.

Sources

• BC Housing: Home Warranty Insurance, What Homeowners Need to Know: coverage periods, limits, exclusions.
• Province of BC: Homeowner Protection Act: legal requirement, builder licensing.
• BC Housing: Home Warranty Insurance Providers: list of licensed insurers.
• BC Housing: Home Warranty Insurance Claims: claims process.
• Province of BC: Real Estate Development Marketing: deposit protection framework for presale developments (separate from the home warranty).

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Buying a presale or a new multiplex unit is a different exercise than buying resale, and the warranty paperwork is only one piece of it. If you want a second set of eyes on a new-construction contract, a disclosure statement, or a Form B before you remove subjects, that's exactly the kind of thing I go through line by line with my buyers.

Thinking about what your current home could sell for while you shop new construction? Start with a no-obligation valuation, or reach out directly to talk it through. You can also call or text me at 778-991-0051.

Jersey Li, The Apartment Guy® · Medallion Club Member (Top 10% REALTOR®, 2024 & 2025) · Jersey Li Personal Real Estate Corporation, Sutton Group - 1st West Realty.