You closed on a brand-new house, unpacked the last box and made it through a few seasons. New homes are supposed to be trouble free, but the first year is when a house settles, dries out and gets its first real test from summer heat, humidity and storms. Many builders back that first year with a limited warranty, and an 11th-month warranty inspection is how you get the most out of it before it runs out.
First, check what your warranty covers
Many new homes come with a one-year builder warranty on workmanship and materials, and some include longer coverage for things like major systems or the structure. The details vary a lot from builder to builder. Pull out your closing paperwork and look for the date the coverage ends, what it includes and how the builder wants claims submitted. Many want them in writing, all at once, before the deadline.
Once you know the date, count back a month or two. That’s when you want the inspection.
Reasons to schedule one
Problems show up after a house settles
Framing lumber dries and shrinks, the foundation settles, and the house goes through its first full swing from a hot, sticky summer to a cool winter. That’s when you start to notice drywall cracks above doors and windows, nail pops, doors that rub or won’t latch, gaps opening up in trim and caulk, and cracked grout. Most of it is minor, but it’s the builder’s to fix while the warranty’s active, and it’s your money once it isn’t.
The bigger issues hide where you don’t look
Most homeowners never go into the attic or the crawl space, and those are exactly where new-home problems like to hide. Think disconnected or crushed ductwork, bath fans that vent into the attic instead of outside, insulation that got pushed aside, slow plumbing drips under the house, a torn or missing vapor barrier, or water that collects in the crawl space after a heavy rain. None of these announce themselves until they’ve caused damage.
Drainage can change in the first year
The soil backfilled around a new foundation settles over the first year. Grading that sloped away from the house at closing can flatten out or even tip back toward it, and downspouts that dump right at the foundation make it worse. In our wet, humid climate that can mean water in the crawl space or against the slab, which leads to mold, wood rot and termites. It’s much easier to get the builder to regrade now than to deal with the results later. If moisture’s already a problem, our moisture control service can help.
The roof gets its first real test
Storms find the weak spots. Missing or lifted shingles, flashing that wasn’t sealed, gaps around vents and siding or trim that’s pulled loose are all common first-year finds. Our free drone roof inspection, flown by FAA-certified pilots, lets us see the whole roof surface up close.
A written report carries weight
A documented list from a licensed home inspector, with photos and clear descriptions, is a lot harder for a builder to brush off than a homeowner’s notes. The report also gives you a record of what was reported and when, which helps if anything comes back later.
It costs less than the repairs it can catch
A single repair the builder covers can easily be worth more than the inspection. Anything they fix under warranty is money you don’t spend, and small problems caught now don’t get the chance to turn into bigger ones.
What a good 11th-month inspection covers
It should look at the same major parts of the house a buyer’s inspection does, including the roof, attic, structure, foundation and crawl space, electrical, plumbing, heating and cooling, windows, doors and drainage. Ours include infrared scanning, which helps us spot hidden moisture and missing insulation, plus the drone roof inspection at no extra charge. You’ll have the report within 24 hours so you can send it to your builder right away.
Book it before the clock runs out
Don’t wait until the last couple of weeks. Builders often need time to review a claim and schedule repairs, and some won’t accept items after the anniversary date. Book around month 10 or 11 and you’ll have room to breathe.
You can see what our home inspections include, or contact us for a quote and we’ll get you on the schedule.
