Warranty Inspection Services: 11-Month Warranty Inspections
Key Takeaways
An 11-month warranty inspection is a comprehensive home inspection performed around month 10–11 after closing, specifically timed before the standard one year builder's warranty expires. Scheduling home warranty inspection services within the one year builder's warranty period makes certain that any issues are identified and addressed while the builder is still responsible for repairs.
The primary goal is identifying defects—from hairline foundation cracks and nail pops to HVAC issues and roof flashing problems—and documenting them formally so the builder must address repairs at no extra cost to you.
Professional inspections can uncover hidden defects such as foundation cracks and slow plumbing leaks that homeowners may not notice, highlighting the value of hiring a professional.
Most professional warranty inspection services cost roughly $500–$1000 in 2024, depending on home size and location. This investment routinely saves homeowners thousands in post-warranty repair bills that would otherwise come directly out of pocket.
A written, photo-rich detailed report becomes your official evidence file for warranty claims and serves as documentation for future resale disclosures, protecting your investment long after the inspection is complete.
Reputable certified home inspectors operate in specific regions across Texas, Florida, Iowa, California, and other states, using standardized checklists to deliver a thorough assessment of your property’s condition.
What Are Warranty Inspection Services?
Warranty inspection services are professional home inspections carried out before builder or structural warranties expire, with the 11 month warranty inspection being the most critical service for homes completed in 2023–2025. Unlike a standard pre-purchase inspection, these services focus specifically on how your newly constructed home has performed during its first year of occupancy and whether any defects have emerged that qualify for warranty coverage.
Having your home inspected by a professional guarantees a thorough and unbiased evaluation, giving homeowners confidence that all aspects of the property are carefully reviewed.
These inspections are typically ordered by the homeowner—not the builder—to provide an independent, unbiased assessment of the property’s condition. This independence matters significantly if disputes arise about what the builder should repair before the warranty expires.
Warranty inspection services are most common on:
Single-family homes
Townhomes
Duplexes
Condos with builder warranties
Professional inspectors inspect according to modern standards of practice established by organizations like InterNACHI or ASHI, but tailor their approach specifically to warranty deadlines and coverage items. The inspection methodology accounts for the unique concerns of new construction homes, including settling, seasonal stress, and installation quality.
Some companies include re-inspection or repair verification visits as part of their warranty service package, allowing homeowners to confirm that builders actually completed requested repairs properly before the warranty period officially ends.
Why 11-Month Warranty Inspections Matter
Most builder workmanship and materials warranties run for exactly one year from closing. If you closed on your new home on March 15, 2024, your basic builder’s warranty expires on March 15, 2025—after which you become personally responsible for repair costs on issues that may have been developing since day one.
Here’s the critical reality: defects from settling, seasonal changes, and normal wear often don’t show up until months 4 through 11. Your house needs to experience a full cycle of weather—summer heat, winter freeze-thaw cycles, heavy spring rains—before many construction issues reveal themselves.
Common Issues Found During 11-Month Inspections
Problems that frequently surface just before the one year warranty deadline include:
Nail pops in drywall
Framing lumber shrinking
Wood dries over 6–12 months
Minor roof leaks
Flashing installation errors
First significant rain/snow exposure
Sticking doors and windows
Foundation settling
Ground compaction over seasons
Slow plumbing leaks
Loose connections
Gradual loosening from use
HVAC performance issues
Ductwork problems
Seasonal cycling reveals defects
Caulking failures
Temperature cycling
Freeze-thaw expansion and contraction
If these issues are discovered and documented before the warranty end date, the builder is typically responsible for repair costs. Skipping an 11 month warranty inspection means you may pay out of pocket in 2025–2026 for costly repairs that began during the warranty period—repairs that should have been free.
Understanding Your Builder and Structural Warranties
Most new construction home purchases come with layered warranties that provide different levels of protection over different timeframes. Understanding these layers helps you know exactly what your inspection should prioritize.
Standard Warranty Structure
The standard warranty structure is 1 year on workmanship and materials, 2 years on systems, and up to 10 years for structure and foundation. The one year builder’s warranty typically covers cosmetic and finish issues— paint problems, trim gaps, cabinet alignment, door hardware, and many functional problems discovered during your first year. This is the broadest coverage and the one most likely to address the minor issues that affect daily life.
Longer structural warranties (often running ten years or more) tend to be limited to major load-bearing failures. A significant foundation crack that threatens structural integrity would be covered, but minor settling cracks or cosmetic foundation lines typically are not.
Important: Double-check your closing documents for exact warranty start and end dates. Some warranties begin at substantial completion of the home, while others start at your actual closing date—potentially a difference of several weeks or months.
Know Your Warranty Timeline and Deadlines
Timing is everything with warranty claims. Consider this concrete example: if you closed on August 1, 2024, your one year warranty typically expires on August 1, 2025. Your warranty inspection should be scheduled in June or early July 2025—giving you ample time to receive your report, compile repair requests, and submit them to the builder before the deadline.
Creating Your Warranty Calendar
Take these steps immediately:
Mark your calendar for 10–11 months after closing as your inspection window
Set digital reminders (phone, email, calendar app) at 60 days and 30 days before expiration
Research and contact warranty inspection services at least 4–6 weeks before your target date
Allow 3–4 weeks between your inspection date and warranty expiration for claim submission
While structural warranties may run through 2034 or beyond for homes closed in 2024, smaller workmanship and systems issues must be identified during year one to be fully covered. Missing the deadline on a $50 nail pop repair is minor, but missing it on a $2,000 HVAC issue is financially painful.
Certain states—including Texas and Florida—have statutory minimum warranty protections or implied warranties that may affect your timelines and rights. Review your specific state’s homeowner protections when planning your inspection schedule.
What’s Included in Warranty Inspection Services
A typical 11-month home warranty inspection takes 2–4 hours, covers hundreds of individual items, and results in a digital report with photographs and priority ratings for each finding. The inspector works systematically through your property using a standardized checklist customized to your home’s age, local climate, and construction methods. The inspection covers various crucial aspects of the property to make sure all key components are thoroughly evaluated.
The scope of a comprehensive assessment includes various crucial aspects of your home, such as:
Structural elements and foundation
Roofing and attic spaces
Exterior components (siding, trim, drainage)
Interior finishes and installed fixtures
Major systems (HVAC, plumbing, electrical)
Appliances (basic function verification)
Safety devices
These are some of the crucial aspects evaluated during the inspection to guarantee the safety and functionality of your property.
Inspections are visual and non-invasive. Inspectors will not open walls or cause damage, but they may use specialized tools like moisture meters, infrared cameras, or drones where conditions permit and access allows.
Any limitations—locked areas, unsafe roof conditions, or severe weather preventing outdoor inspection—must be documented in the final report so you understand exactly what was and wasn’t inspected.
Structural and Safety Evaluation
Structural and safety checks form the backbone of warranty inspection services. These elements protect both your investment and your family’s wellbeing.
Inspectors evaluate structural components including:
Slab or basement cracks and signs of differential settlement
Sagging, bouncy, or uneven floors
Misaligned doors and windows that won’t latch properly
Cracks radiating from window and door corners
Visible framing issues in unfinished spaces
Safety evaluation covers:
Stairways, guardrails, and handrails for proper height and anchoring
Deck connections and ledger board attachment
Smoke alarms and carbon monoxide detectors (tested in representative locations)
GFCI/AFCI protection in required areas
Electrical outlets functioning properly
Inspectors flag immediate safety hazards—exposed wiring, loose railings over drop-offs exceeding 30 inches, missing safety devices—and recommend prompt correction regardless of warranty concerns. Some safety issues require attention before considering whether they fall under warranty coverage.
Mechanical Systems and Components
Mechanical systems often carry 2-year or longer warranties and are crucial for comfort, safety, and daily function. Your inspection should thoroughly document the condition of all major systems before the initial coverage periods expire.
Plumbing inspection includes:
Fixture operation (faucets, toilets, showers)
Visible supply and drain lines
Water heater installation (T&P discharge, drain pan, proper venting)
Signs of leaks under sinks, around toilets, and near water connections
Water pressure assessment
Electrical review covers:
Testing representative electrical outlets throughout the home
GFCI and AFCI device verification
Main panel labeling, workmanship, and connections
Exterior outlets with proper in-use weatherproof covers
Visible wiring quality in accessible areas
HVAC inspection involves:
Running the furnace and AC (weather permitting)
Filter access and condition
Condensate drain routing and termination
Thermostat operation and calibration
Visible duct connections in attics, basements, or crawlspaces
Inspectors should note energy-efficiency observations like poorly sealed ductwork in attics or missing insulation around attic hatches. These items may qualify for warranty repairs during the first year, preventing higher utility bills and potential issues down the road.
Exterior Envelope: Roof, Siding, and Openings
Your home’s exterior envelope is the primary barrier against water intrusion—the leading cause of costly repairs that homeowners face after warranty periods end. A thorough assessment of exterior components protects against hidden issues that can cause extensive damage caused by moisture penetration.
Roof elements inspected:
Shingle condition and proper installation patterns
Flashing at penetrations (vents, pipes, chimneys) and valleys
Drip edge presence and condition
Exposed fasteners on metal roofing components
Evidence of past leaks visible in attic spaces
Siding and cladding checks:
Cracks, gaps, or buckling in siding materials
Missing or deteriorated caulk at seams and penetrations
Proper clearance between siding and ground level
Weep holes unobstructed on masonry veneer
Windows and exterior doors:
Proper operation and latching of all units
Weatherstripping condition and seal quality
Water staining on surrounding trim or interior drywall
Proper flashing visible where accessible
Grading and drainage deserve special attention. Negative slopes directing water toward the foundation, downspouts terminating too close to the house, or poor lot grading can lead to foundation problems or basement moisture issues. Identifying defects in drainage while under warranty protects against future structural problems that might otherwise fall outside warranty coverage.
Interior Finishes and Installed Components
While some interior issues are purely cosmetic, many indicate underlying workmanship or moisture problems that belong on your warranty list. A trained inspector can distinguish between normal wear and defects requiring builder attention.
Walls and ceilings:
Nail pops (extremely common in year one as framing dries)
Visible tape seams in drywall finishing
Settlement cracks above doors and windows
Water stains indicating potential leaks
Floor surfaces:
Loose tiles or cracked grout
Hardwood cupping, gaps, or squeaks
Carpet seams or buckling
Luxury vinyl plank movement or gaps
Doors and windows (interior):
Sticking doors requiring excessive force
Rubbing frames indicating settlement
Latches that don’t align with strike plates
Windows that won’t stay open or lock properly
Installed components like bath exhaust fans, built-in microwaves, dishwashers, and garage door openers receive basic function verification. Inspectors confirm proper venting where visible and note any installation issues that fall under the builder’s responsibility rather than manufacturer appliance warranties.
The Warranty Inspection Report and How to Use It
Modern inspection reports arrive as digital PDFs or web-based documents, typically delivered within 24–48 hours of your inspection. A quality report includes photographs, defect descriptions, precise locations, and recommendations for each finding.
Report Organization
Items are typically categorized by urgency:
Priority Level
Description
Action Required
Safety hazard
Immediate risk to occupants
Correct immediately
Major defect
Significant repair needed
Minor issues
Cosmetic or minor concern
Builder discretion
Maintenance
Normal homeowner responsibility
Using Your Report Effectively
Create a warranty punch list from the report, sorted by room or system
Attach the full report and labeled photos to your claim email or builder portal
Submit in writing with specific reference to warranty terms
Keep copies of all correspondence and the original inspection report
The detailed report provides valuable insights that protect you in case of disputes about whether issues existed before the warranty expired. Builders respond more professionally to documented, photographed deficiencies than verbal complaints without supporting evidence.
Keep your report on file for future buyers and as a baseline for any later inspections. This documentation becomes part of your property’s history and supports resale disclosures in years to come.
Cost of Warranty Inspection Services in 2024–2025
Warranty inspection pricing varies based on your region, home size, and any additional services like sewer scope or infrared scanning. Understanding typical costs helps you budget appropriately and recognize fair pricing when comparing quotes.
Typical Price Ranges
Fees for warranty inspection services vary depending on the size and age of the home. The range can be anywhere between $450 - $1,000, on average.
Before booking, ask for a clear, written quote that specifies:
Included systems and components
Travel fees (if any)
Optional services and their costs
Report delivery timeline
Payment terms and methods
Choosing a Qualified Warranty Inspection Company
An independent, certified inspector provides objective documentation—particularly valuable if disputes with your builder arise. The inspector works for you, not the builder, and has no financial interest in minimizing or exaggerating findings.
Credentials to Verify
Professional membership: InterNACHI or ASHI certification
Insurance coverage: Errors & omissions (E&O) and general liability policies
Continuing education: Current training
Evaluating Quality
Review sample reports online before hiring. Assess:
Clarity of writing and organization
Photo quality and labeling
Detail level in defect descriptions
Specific recommendations (not vague statements)
Check recent customer reviews from 2022–2025 on Google, Yelp, or local home-services platforms. Focus specifically on reviews mentioning new construction home inspections and 11-month warranty work.
Ask prospective inspectors whether they regularly work with builder warranties and understand local construction practices. An inspector familiar with your area’s common issues will know exactly where to look for regional defect patterns.
How to Schedule and Prepare for Your Warranty Inspection Services
The typical scheduling process takes 1–3 weeks from initial contact to inspection day. Contact companies early—especially during peak building seasons in growth markets—to make sure your inspection happens before your warranty expires.
Scheduling Steps
Research and contact 2–3 companies for quotes
Confirm the inspection date falls before your warranty expiration
Receive written confirmation with agreement and payment details
Inform your builder or warranty administrator of the upcoming inspection
Some builders restrict access to mechanical rooms, roof hatches, or other areas without prior notification. Letting them know about your independent inspection prevents access surprises on inspection day.
Preparation Checklist
Before your inspector arrives:
[ ] Unlock all rooms, closets, and storage areas
[ ] Clear access to electrical panels
[ ] Check attic scuttle or pull-down stairs are accessible
[ ] Open crawlspace hatches if applicable
[ ] Make mechanical equipment (furnace, water heater) accessible
[ ] Secure pets in a safe location
[ ] Turn on pilot lights if you have gas appliances
Plan to attend the final 30–45 minutes of the inspection if you cannot attend the whole inspection. Walking the property with the inspector allows you to ask questions, see major findings in person, and understand the significance of various defects. This face-to-face time provides context that the written report can’t fully convey.
After receiving your report, promptly compile and submit a written repair request to the builder— ideally within one week of the inspection date. This leaves maximum time for builder response and potential repairs before your warranty closes.
Service Areas and Typical Turnaround Times
Many warranty inspection providers focus on specific geographic regions due to certification requirements and practical travel logistics. A company based in Des Moines may serve within a 60-mile radius of the area.
Finding Local Providers
Companies typically list specific counties and cities they serve on their websites. When searching, include your city or county name along with “11 month warranty inspection” or “new construction inspection” to find providers familiar with local building practices.
Busy seasons coincide with peak building cycles from 12–18 months earlier. If your area experienced heavy new home construction in 2024, expect more homeowners competing for 11-month inspection slots in 2025–2026.
Report Turnaround
Typical report delivery is 24–48 hours after inspection. Complex homes, commercial properties, or inspections with add-on services like sewer scopes might extend this slightly.
Confirm turnaround time in writing before booking. You need your report with enough buffer time to:
Review findings thoroughly
Compile your repair request list
Submit to the builder
Allow time for builder response
Plan for at least 2–3 weeks between receiving your report and your warranty expiration date.
Benefits of Using Professional Warranty Inspection Services
Professional inspections convert vague concerns into documented facts that builders and warranty companies must address. The difference between “I think there might be a leak somewhere” and “Photograph #47 shows active water staining on the garage ceiling directly below the upstairs bathroom” is significant when negotiating necessary repairs.
Financial Protection
The math is straightforward: a $500 inspection can save thousands in post-warranty repairs. Consider these potential savings:
Roof flashing leak caught under warranty: $0 vs. $3,000+ for interior damage repair later
HVAC ductwork issues fixed by builder: $0 vs. $800–$1,500 after warranty
Foundation drainage correction: $0 vs. $5,000+ for future water damage
Peace of Mind
Homeowners gain confidence knowing their major systems were objectively evaluated after the house experienced a full seasonal cycle. You can enjoy peace of mind knowing that trained eyes examined your property systematically rather than hoping you’ll notice problems before it’s too late.
Better Builder Response
A professional report typically encourages builders to respond more promptly and thoroughly than informal lists without technical details. Builders recognize that documented findings with photographs and specific locations are harder to dismiss than general complaints.
Educational Value
Your inspection serves as a mini “owner’s manual” for your home. Walking through with the inspector teaches you where shutoffs are located, how to access filters, and which components need regular maintenance attention. This knowledge helps you protect your investment for years beyond the warranty period.
When to Schedule Your Home Warranty Inspection
Timing is everything when it comes to protecting your warranty claims. The window between “too early” and “too late” is surprisingly narrow.
Schedule your inspection in month 10 or 11 after closing. For example, if you closed on August 1, 2025, target an inspection in June or July 2026.
This timing allows your home to experience at least one full seasonal cycle—winter freezing, summer heat, heavy rains—so hidden defects have time to surface.
Booking 30-45 days before your warranty expires leaves adequate time to receive the report, submit a written repair list to the builder, and schedule any necessary follow-up visits.
Some builders specify claim deadlines in their warranty documents that differ from the closing anniversary. Review your warranty booklet carefully to confirm exact cutoff dates for reporting defects.
Most builders provide a reasonable timeframe to submit warranty claims, but waiting until the last week before expiration creates unnecessary stress and may result in missed issues.
Home Inspectors Serving Iowa
Forever Home Inspection Iowa is a local, certified, and insured company emphasizing ethics and client care. Built on love and loyalty, we ensure every inspection is thoroughly done, which accompanies a highly detailed, digital report and warranty.
We specialize in warranty inspections, new construction inspections, and pre-closing inspections. Primarily serving homebuyers and sellers within 60 miles of the Des Moines, Iowa area, we’re flexible and purposeful in meeting client needs.
Our team operates throughout Central Iowa, ensuring quality inspection services in areas all around the Des Moines metro.
We serve both urban and rural Iowa communities, providing top-notch inspections for both residential and commercial properties.
Our services include surrounding communities like Grimes, Johnston, and others in the region.
Our commitment to comprehensive, dependable inspections extends throughout Central Iowa, ensuring all residents have access to quality inspection services.
We continually strive to meet the diverse needs of Iowan homebuyers and sellers, maintaining excellence in home inspections and helping our fellow citizens across Central Iowa make informed real estate decisions!
How to Schedule Your Home Inspection
Scheduling a home inspection with Forever Home Inspection Iowa is simple and stress-free. Book your inspection online or with a quick phone call—our responsive team makes scheduling easy, a quality our clients and real estate agents consistently appreciate.
We’re not only experts in our field, but qualifying inspections also include a free warranty, adding an extra layer of confidence to your homebuying journey. We’re confident you’ll love partnering with us.
Once scheduled, you’ll receive an email with access to your custom inspection portal, where you can review important documents and complete payment securely. Inspections typically take two to four hours, depending on the size and condition of the property. Every step of the process is designed with your convenience— and peace of mind —in mind!
Reviews From Happy Homebuyers
Frequently Asked Questions About Home Warranty Inspections
Is a warranty inspection the same as the pre-purchase home inspection I had before closing?
No. A warranty inspection is performed 10–11 months after you move in, focusing on how the home has performed over its first year. The pre-purchase inspection happened before closing when the house was brand new and hadn’t experienced seasonal changes, settling, or occupant use. The 11-month inspection specifically identifies issues that emerged during the warranty period so you can file claims before coverage ends.
Can I perform my own 11-month inspection instead of hiring a professional?
You can certainly walk through your home and create your own warranty list of obvious issues. However, certified home inspectors typically identify more subtle problems—hidden issues behind cabinets, in attics, or within mechanical systems—that homeowners miss. A professional’s detailed report also carries significantly more weight with builders and warranty departments than a handwritten personal list.
What if my builder says the inspection report is “too picky” or refuses to fix some items?
Builders are not obligated to repair normal wear and tear, but they must honor their written warranty terms. If you disagree with their response, review your contract’s dispute resolution process first. You can escalate by involving a third-party engineer, contacting your state’s contractor licensing board, or seeking legal advice. Having a professional inspection report with photographs strengthens your position in any dispute.
Do warranty inspections cover appliances like refrigerators and ranges?
Inspectors typically verify basic operation of installed appliances, but manufacturers provide separate warranties for most appliances. Your home warranty inspection can still document installation issues—missing anti-tip brackets on ranges, improper dishwasher drainage, or ventilation problems—that fall under the builder’s responsibility rather than the appliance manufacturer’s coverage.
Can I schedule a warranty inspection after the one-year mark?
You can have a full home inspection at any time, but once the builder’s warranty expires, requiring the builder to pay for repairs becomes extremely difficult. Post-warranty inspections still provide valuable insights about your property’s condition and can identify maintenance needs, but you’ll likely pay for repairs yourself unless they fall under longer structural warranties or specific state protections that extend beyond year one.
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