About the 11-Month Warranty Inspection
An 11-month warranty inspection is a comprehensive evaluation of a newly built home performed near the end of the builder’s warranty period. The timing is intentional. Waiting until the very end of month twelve leaves no room for the builder to schedule repairs before coverage expires, while inspecting too early misses the settlement, seasonal, and commissioning issues that show up over the course of the year. Scheduling in month eleven gives the builder about four weeks to receive your list, dispatch trades, and complete work while still under warranty obligation.
Our home inspectors walk the property systematically. On the exterior, we examine the roof for shingle displacement, exposed fasteners, flashing separation at penetrations and roof-to-wall transitions, and any early wear inconsistent with a one-year-old installation. Gutters and downspouts are checked for proper attachment, alignment, and downspout extensions that direct water away from the foundation. Document grading and drainage patterns, especially where the original landscape has settled, or irrigation has changed how water moves across the site.
The inspector examines exterior cladding for cracks, gaps at penetrations, sealant failure, and any conditions that developed after the initial builder walkthrough. We check windows and doors for operation, sealing, and any evidence of air or water infiltration. Decks, patios, driveways, and walkways receive their own review, with attention to concrete settlement, expansion joint condition, and any cracking that emerged during the first year.
We pay particular attention to the foundation in Central Texas, where expansive soils are one of the most common sources of first-year issues. Our team documents interior floor patterns, drywall cracks at door and window frames, tile fractures, sticking doors, and any conditions consistent with foundation movement. We also inspect the exterior slab perimeter and any brick veneer conditions that may reflect movement. When conditions warrant deeper evaluation, our foundation level measurement service is available as a separate scope.
Inside the home, we examine walls, ceilings, and floors for nail pops, drywall cracks, tape separation, and paint issues. We closely review bathrooms and kitchens for caulking, grout, tile condition, cabinetry alignment, and finish work. Plumbing fixtures are checked for operation and any leaks that developed since occupancy. Under-sink cabinets are examined for moisture staining and evidence of even minor drip leaks that could indicate connection issues.
The electrical system is reviewed at outlets, switches, GFCI and AFCI protection, panel condition, and any circuit issues that developed. HVAC equipment is evaluated in operation, with attention to airflow at registers, thermostat response, condensate management, refrigerant line insulation, and any conditions that emerged after the equipment ran through both a Texas summer and a winter heating cycle. We examine attic spaces for insulation coverage, ventilation, and any conditions that developed after the roof and mechanicals settled in. We cycle built-in appliances and check their performance.
We deliver the report digitally with abundant photographs and organize it so each item is easy for a warranty coordinator to match with the right trade. Many of our clients submit the report directly to their builder as part of the formal warranty request process.
