In recent years, a growing number of UK homeowners have been shocked to discover overheating in new build homes, causing their flats to turn into makeshift ovens during the summer. Reports show that in some developments, inside temperatures can reach over 30°C – and during long heatwaves, nearly 35°C.

Last year, a block of flats in Tower Hamlets went viral for a piece of paper stuck to the windows of a flat with the message: “Do not buy these flats. Too hot.” A year later, residents in these flats say that heat is still an issue in the summer. This is a recurring theme across many new build properties in the UK, which are often designed to keep heat in, rather than keep it out.

This isn’t just uncomfortable – it can also affect health, sleep quality, and even the long-term usability of a property. So, why are UK new build homes overheating, and what should buyers look out for?

Why Overheating Happens in New-Builds

While modern homes are designed to be energy-efficient, many features intended to keep heat in during winter can work against you in summer. Common causes include:

1. Large windows without shading – Large glass panels let in sunlight, but also heat.
2. Tightly sealed homes – Good for keeping warm in winter, but heat can’t escape in summer.
3. Outdated design priorities – Regulations have historically focused on retaining warmth, with less emphasis on cooling in hot weather.
4. Poor ventilation – Energy-efficient designs often reduce airflow, allowing heat to build up inside.

With climate change leading to hotter summers and more frequent heatwaves, these design weaknesses are more common.

What to Ask Before Purchasing

When viewing a new-build, check more than just how it looks:

• Orientation of rooms: South or west facing spaces often receive more intense afternoon sun.
• Heat-reducing features: Are there blinds, shutters, tinted glazing, or roof overhangs to limit solar gain?
• Ventilation: Does it have a system to move fresh air in summer?
• Landscaping plans – Will trees or greenery be planted to provide natural shade?
• Regulatory compliance: Developers should be able to show you compliance with Part O of Building Regulations (rules introduced to tackle overheating in new homes).

Rights and Protections for Buyers

Most newly built homes come with certain safeguards, including:

• Structural warranties – Often lasting 10 years, these may be provided by bodies such as NHBC, LABC Warranty, or Premier Guarantee.
  • The first two years typically require the builder to correct most faults.
  • Years 3–10: covers major structural issues (though overheating is unlikely to be covered unless it stems from a design fault).

• Consumer protection codes – Many developers follow the Consumer Code for Home Builders or the New Homes Quality Code. These require fair treatment, honest information, and access to dispute resolution.
• The New Homes Ombudsman – You can complain here if your builder is registered.

If You’re Already Struggling with Overheating

If you already own a property affected by excessive heat, you may wish to:

• Fit reflective blinds or solar-control film to windows, or purchase a portable air conditioning unit.
• Raise issues with your developer while you’re still in the 2-year defect period.
• Keep detailed records of temperature readings and the effect on your living conditions to support any formal complaint.

Final Thoughts

A well-designed modern home should remain comfortable year-round. With UK summers getting hotter, buyers must assess a property’s ability to resist overheating, just as they would check insulation or damp issues. By asking the right questions, ensuring regulatory compliance, and understanding your rights, you can reduce the risk of buying a home that’s warm and cosy in winter but unbearably hot in summer.

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James Cook

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