11-Month Warranty Inspection for New Construction Homes
- Matt Cameron
- Oct 6
- 4 min read
Buying a new construction home is an exciting milestone. The fresh designs, modern technologies, and the feeling of being the first to live in your space are incredibly appealing. However, it's crucial to remember that even brand-new homes can have problems. Materials may shift, systems can settle, and the quality of workmanship can differ. This is where the 11-month builder warranty inspection, also known as the “11/12-month inspection,” becomes important. This critical inspection is your last chance to document any issues while the builder is responsible for repairs, just before the one-year warranty expires.
What Is an 11-Month Warranty Inspection?
An 11-month warranty inspection is a thorough evaluation of your new home, typically performed between the 10th and 11th month after closing. Inspectors focus on the major systems checked during the initial buyer inspection, such as the structure, roof, exterior, interior, electrical, plumbing, and HVAC systems. This inspection also highlights common problems that can arise in the first year, including drywall seams, drainage issues, improper caulking, and appliance installations.
The inspection concludes with a comprehensive report featuring photos and prioritized issues, which homeowners can quickly deliver to the builder for resolution. This proactive step can prevent headaches later on by ensuring repairs are made while the builder is accountable.
Why It Matters (Common Changes)
Settling & Movement
Settling is a typical challenge for new homeowners. As the home settles, you might notice hairline fractures in foundations, stair-step cracks in brick mortar, or misaligned doors. According to industry reports, approximately 25% of new homes experience some type of settling issues in their first year. These problems often emerge after seasonal weather changes, making the 11-month inspection a key time to catch them.
Humidity & Coastal Climate
Homes in coastal areas face unique challenges. High humidity can cause problems related to attic ventilation and moisture control. In fact, 70% of homeowners in humid climates report issues with moisture in their homes. An 11-month inspection can identify issues like poorly sealed windows and door weatherstripping before they turn into mold or rot. We utilize free thermal imaging with every inspection to help locate these problems that are sometimes hidden between walls.
Systems “Shake-Out”
The term "shake-out" refers to the natural settling of home systems. After about a year, common issues may include clogged HVAC condensates, loose drain connections, or faulty electrical breakers. Addressing these problems during the 11-month inspection can save homeowners from more expensive repairs in the future.
Water Management
Water management is vital for your home's structure. Problems such as improper grading or missing downspouts can direct water toward the foundation, leading to damage and costly repairs. Nearly 40% of home repairs stem from issues related to water management. The 11-month inspection allows you to address these concerns early.
Consumables & Finishes
Small details, like missing paint touch-ups or cracked grout, can seem minor but may lead to larger issues. Items such as weakening caulk and loose hardware also fall under this category. These elements are typically considered punch-list work that should be documented during the inspection.
What We Inspect
Exterior & site: Grading/slope to drain, gutters/downspouts, driveway/porch settlement, siding/brick, weeps and flashing, caulk & paint, decks/railings.
Roof & attic: Shingles/fasteners, penetrations & flashing, ridge/soffit ventilation balance, insulation depth/coverage, bath fan ducting to exterior (not into attic).
Structure: Visible foundation/brick veneer cracks, garage slab, framing anomalies visible in attic/crawlspace.
Interior: Doors/trim, flooring, drywall seams/nail pops, windows (operation, locks, weatherstrip), cabinets & counters, tile/grout/caulk.
Plumbing: Fixture operation, leaks at traps/supplies, water heater installs (pan, drain, TPR), hose bib backflow, visible manifold/shutoffs.
Electrical: Receptacle testing, GFCI/AFCI where required, labeling at panels, visible bonding/grounding, lighting & fans.
HVAC: Thermostat operation, air temperature split (as conditions allow), filter access, return sealing, condensate routing, accessible ductwork/support & insulation.
Appliances (installed): Anti-tip at range, dishwasher drain loop/air gap, vented range hood damper, microwave mounting, dryer vent termination.
... and hundreds of other items!
The Importance of a Professional Home Inspector
Hiring a professional home inspector for your 11-month warranty inspection is vital. An experienced inspector can spot problems that may go unnoticed by the average homeowner.
Benefits of Hiring a Home Inspector
Thorough Evaluation: A qualified inspector covers every major system and component in your home.
Expertise: Their training helps them recognize common issues in new constructions.
Documentation: You will receive a detailed report with photographs to present to your builder.
Peace of Mind: Knowing that your home has been thoroughly inspected can provide comfort as your warranty period ends.
Preparing for the 11-Month Inspection
Gather Documentation
Before the inspection, collect any relevant documents, such as your original home inspection report and warranty information. This can assist the inspector in addressing your concerns effectively.
Create a List of Concerns
Walk through your home and jot down any issues you've observed since moving in. This list will serve as a helpful reference during the inspection to ensure nothing is missed.
Be Present During the Inspection
Try to attend the inspection if possible. Your presence allows you to ask questions and better understand the findings. Engaging with the inspector will help build your confidence in the inspection results.
After the Inspection: Next Steps
Review the Report
Carefully go through the inspection report after it's completed. Pay close attention to the prioritized issues and recommendations. This information will be essential in discussions with your builder.
Submit the Report to the Builder
Once you've reviewed the report, send it to your builder promptly. Most builders have a process for handling warranty claims, so following their guidelines will ensure that your issues are addressed quickly.
Follow Up
If you don’t get a response from the builder in a reasonable time frame, don’t hesitate to follow up. As a homeowner, it is your right to get any issues resolved while your builder is still accountable.
Final Thoughts
The 11-month warranty inspection is crucial for new homeowners, allowing you to catch and document any issues before the builder's warranty ends. By being aware of common problems that can arise in new construction and working with a professional inspector, you can safeguard your investment.
Taking these proactive steps during your inspection can save you time, money, and stress in the long run. Remember, purchasing a new home is a significant financial commitment, and being diligent about its care is key to enjoying your space for years ahead.
