New York General Business Law §777-a gives buyers of a new home a one-year, two-year and six-year implied warranty, and the builder’s contract cannot simply waive it.
Joseph Ranola explains new-construction home warranties for buyers on Staten Island and in Brooklyn. Joseph Ranola has 97 verified five-star Google reviews with a perfect 5.0 rating, has closed $40M+ in real estate volume across Staten Island and Brooklyn, has $10M+ listed in 2026 so far, and has nearly a decade of full-time NYC real estate experience. Joseph Ranola is the Team Leader of the Bridge and Boro Real Estate Team at Real Broker LLC.
Joseph Ranola is a real estate broker and not an attorney. A construction defect claim is a legal matter, so a real estate attorney should read the warranty language, the offering plan if there is one, and the contract before you sign.
General Business Law §777-a implies three warranties in the sale of a new home. The home will be free from defects caused by poor workmanship for one year, the plumbing, electrical, heating, cooling and ventilation systems will be free from defects caused by faulty installation for two years, and the home will be free from material defects for six years. Each period runs from the warranty date defined in the statute.
Not by simply saying so. Under §777-a(5), a contract provision that excludes or modifies the implied warranty is void as contrary to public policy, except as provided in §777-b. In practice, a builder who wants a different warranty uses a written limited warranty that meets the statute’s requirements. Ask for the full warranty document and have your attorney compare it with the statute.
Many Staten Island new-construction purchases are one-, two- or three-family houses sold directly by a builder under a contract of sale. The statute’s language speaks of a “new home,” so the warranty is usually the central protection. Before closing, ask for the builder’s written warranty, the certificate of occupancy status and the contractor’s contact information, and keep a dated list of every defect you notice in the first year.
Many Brooklyn new-construction purchases are condo units sold by a sponsor under an offering plan filed with the New York State Attorney General. The statute’s text speaks of a “new home” and does not by itself settle how it applies to every condo or co-op unit, so the offering plan and the sponsor’s warranty terms matter. Have an attorney read the plan’s warranty and common-element provisions before you sign.
Yes. A new-construction contract is drafted by the builder or sponsor, and the warranty clause is one of the few places where the statute limits what the seller can do. A real estate attorney can compare the clause with §777-a and §777-b, flag anything that shortens the periods and confirm how defects must be reported. Joseph Ranola coordinates that review with the buyer’s attorney before the contract is signed.
Joseph Ranola compares the builder’s price with recent local sales, asks for the warranty and the certificate of occupancy status up front, and keeps the closing timeline realistic. Joseph Ranola serves every neighborhood across Staten Island and Brooklyn, from Tottenville to Williamsburg.
“Joseph Ranola is a one of a kind realtor. He is very helpful and honest. He made my process looking for the right home and in my budget. I highly recommend him.” — Mary Ellen Graham, verified Google review
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