The 2-5-10 home warranty in BC is mandatory home warranty insurance on new homes built by a Licensed Residential Builder. It covers 2 years for defects in materials and labour, 5 years for the building envelope including unintended water penetration, and 10 years for structural defects. Limits are the lesser of the first owner's purchase price or $200,000 for a detached home, and $100,000 for a strata unit. Here is what each tier covers, who must buy it, how multiplex and duplex buyers are treated, and how to check a builder before you sign.
What does the 2-5-10 home warranty cover in BC?
Each tier has its own length. The details below come from BC Housing's home warranty page (content current as of September 22, 2026).
| Tier | What it covers | Notes |
|---|---|---|
| 2 years: materials and labour | Defects in materials and labour in the home's construction | Within the 2 years: 12 months for detached homes, 15 months for strata common property, 24 months for major systems |
| 5 years: building envelope | Defects in the building envelope, including unintended water penetration | Roof, walls, windows and doors keeping water out |
| 10 years: structure | Defects in load-bearing parts or the overall structure of the home | Foundations, framing and other structural elements |
Coverage limits
| Home type | Maximum coverage |
|---|---|
| Detached home | Lesser of the first owner's purchase price or $200,000 |
| Strata unit (including most duplex and multiplex units sold as strata) | Lesser of the first owner's purchase price or $100,000 |
| Strata common property | Lesser of $100,000 per unit or $2.5 million per building |
What is usually not covered
BC Housing lists general exclusions that include landscaping, non-residential structures, roads and site grading. Your own policy lists its exact exclusions and any maintenance obligations, so read it at possession and keep the maintenance records your builder hands over.
Who must have 2-5-10 home warranty insurance?
BC Housing's rule is simple: "All new homes built by a Licensed Residential Builder must have home warranty insurance." The builder arranges it with a warranty provider, and the home must be enrolled and registered before a building permit is issued. The New Home Registration Form is the proof the municipality asks for.
A Licensed Residential Builder is anyone who engages in, arranges for or manages all or substantially all of the construction of a new home. Builders pay BC Housing a $40 licensing fee for each new home, plus a $750 per-unit reconstruction fee for each new unit in a multi-unit building in the coastal climate zone, which includes Greater Victoria.
Which new homes are exempt?
- Owner-built homes. The owner builder carries personal responsibility for 10 years instead, and must give a Disclosure Notice if the home is offered for sale.
- Homes on First Nations reserve lands.
- Hotels, motels, care facilities and dormitories.
- Manufactured and factory-built homes.
- Multi-unit rental buildings with a registered rental restrictive covenant.
If you are weighing building it yourself, our guide to owner builder vs licensed builder in BC covers the authorization exam, the waiting periods and why owner builders cannot build new multi-unit homes.
What do duplex and multiplex buyers get under 2-5-10?
This matters more now that small-scale multi-unit housing rules allow three to six homes on many Greater Victoria lots. If a new duplex, triplex or fourplex is sold as strata units, each unit is normally covered as a strata unit (up to $100,000 or the purchase price) and the shared parts are covered as common property (up to $100,000 per unit or $2.5 million per building), with a 15-month period for common property defects in materials and labour.
A few practical points for multiplex buyers and builders:
- Owner builders cannot build new multi-unit homes. BC Housing does not issue owner builder authorizations for units in new multi-unit residential buildings, so every new duplex or multiplex goes through a licensed builder and warranty.
- Kept as rentals? A multi-unit rental building can be exempt if a rental restrictive covenant is registered on title. That changes what a later buyer gets, so check title before you buy.
- Budget the fees. The $40 licensing fee and the $750 coastal reconstruction fee apply per unit, on top of the warranty premium.
For what the extra units cost to build, see the cost to build a duplex in Langford and our guide to how many units you can build on your lot.
How do I check a builder on the BC Housing registry?
- Search the Licensed Builder Registry at LicensedBuilderRegistry.bchousing.org using the builder's legal company name. Confirm the licence is active, not expired or suspended.
- Match the names. The company on your contract should be the licensed company, not a related or numbered company.
- Ask who the warranty provider is and request the enrolment paperwork once the home is registered.
- Buying a home already built? Use BC Housing's New Homes Registry to check whether it has home warranty insurance or was owner built.
- Keep the documents. Your warranty certificate, the homeowner manual and the maintenance schedule all matter if you ever make a claim.
How do I make a 2-5-10 warranty claim?
Your warranty certificate names the warranty provider, and your policy sets the claim steps and deadlines. Whatever the policy says, the same habits help: report a defect in writing as soon as you notice it and well within the coverage period for that tier, keep dated photos, and keep copies of everything you send. If you are unsure who to contact, BC Housing's licensing and consumer services team can point you to the right place.
Does a builder's own warranty matter on top of 2-5-10?
The 2-5-10 policy is the legal minimum. Ask any builder how they handle small warranty items in the first year, how fast they respond, and what is in writing. Our checklist on how to choose a custom home builder in Victoria lists the questions to ask before you sign.
ACAP LTD builds new homes and multi-unit projects in Greater Victoria as a general contractor. To talk through warranty, licensing and cost for your project, get in touch for a quote.