If you bought a newly built home, your builder almost certainly provided a one-year warranty on materials and workmanship. That warranty is one of the most valuable assets you have as a new homeowner. The problem is that most buyers never use it to its full advantage.
Here is how the 11-month warranty inspection works and why missing this window can cost you thousands of dollars.
How a Builder Warranty Works
A standard builder warranty in Oregon and Washington covers defects in materials and workmanship for one year from the date of closing or the date the home is first occupied. Some specific systems, like structural components, may have longer warranties. But the general workmanship warranty is typically 12 months.
After that year is up, the builder is no longer responsible. If you find a problem on month 14, it is your problem to fix and your money to spend.
What Is an 11-Month Warranty Inspection?
An 11-month warranty inspection is a full home inspection performed at the 11-month mark of ownership, before your builder’s one-year warranty expires. The goal is to identify any defects that have developed during the first year of the home’s use and document them while the builder is still legally obligated to address them.
One year of actual use reveals things that no inspection at closing can predict. Heating systems cycle through a full season. Plumbing is used daily. The home settles and shifts slightly with seasonal temperature and moisture changes. Problems that were not visible at the time of purchase may become visible now.
What Does an 11-Month Inspection Commonly Find?
Settlement cracks in drywall or around door frames are common in new construction during the first year. Most are cosmetic, but some reflect underlying settling issues worth documenting.
HVAC problems become apparent after a full heating and cooling season. Systems that were brand-new and functioning at closing may now show performance issues.
Roof and flashing problems often show themselves after the first full rain season. If there was an installation error, water has been finding its way in.
Grading and drainage issues become clear after rain seasons. Areas where water pools against the foundation or causes erosion are revealed.
Caulking and sealant failures around windows, doors, and exterior penetrations are common in the first year as materials cure and settle.
What Do You Do With the Findings?
We provide a written report documenting every item. You submit the report to your builder as a formal warranty claim before the deadline. Reputable builders honor these claims and schedule the repairs.
We offer a $50 discount on warranty inspections. Use code WARRANTY when you schedule here. We serve new construction throughout the Portland metro area and Clark County, Washington.