Your builder's warranty has an expiration date. An 11th-month warranty inspection is the last phase of the new construction process — a full, documented re-inspection of the home you're already living in, timed so every defect we find lands on your builder's desk while they're still obligated to fix it.
Most builder warranties run for the first year after settlement. Waiting until month twelve leaves you no room — you still need time to submit the claim, and your builder still needs time to schedule the repair. Inspecting in month eleven gives both sides a runway.
Eleven months of seasons, foundation movement, and daily use surface things no pre-settlement walkthrough could have caught. Drywall cracks, sticking doors, grading that has shifted — they show up after you move in, not before.
"The floor feels uneven" is a conversation. A written report with photographs, locations, and an inspector's findings is a record — the difference between asking your builder for a favor and presenting them with a punch list.
Once the warranty expires, your builder is no longer responsible for what you find. Every defect caught inside the window is a repair you don't pay for — which is usually the whole case for booking the inspection.
You don't get a verdict — you get an itemized, evidenced record of your home's condition that a warranty department can act on without debate.
Every finding, described in plain language, organized by system and location. Delivered fast, so nothing about the timeline works against you.
Defects are photographed where they are. There's no ambiguity about which window, which wall, or which run of gutter you're asking to have corrected.
A third-party inspection report puts you in a stronger position when you ask your builder to make good on the warranty — before it lapses.
Your inspector treats this as a new inspection and checks the home top to bottom, inside and out — not a spot-check of whatever you happened to notice.
Every system, every room. If it was part of the home your builder delivered, it's part of what we look at.
Honestly? The difference is timing, not thoroughness. We complete 11th-month warranty inspections with the same eye for detail as every other inspection we run — your inspector treats it as a brand-new inspection and checks every aspect of the home for potential problems.
What changes is what the house has had a chance to reveal. A pre-settlement inspection sees a home that has never been lived in. An 11th-month inspection sees one that has been through a full year of weather, settling, and daily use — and it's the last time your builder is on the hook for what it shows.
Same inspection. Different information. And your final opportunity to work with your builder on the results.
Drywall separation from foundation movement rarely exists on move-in day. It appears over the first year — inside the warranty window.
Lifted shingles and flashing gaps are invisible from your driveway but obvious to an inspector — and expensive once coverage lapses.
The 11th-month warranty inspection is the last of four. Here's where it sits — and what the earlier phases cover if you're building now.
The footing supports the foundation and the slab the entire house rests on. We check for deficiencies before the concrete is poured — the one moment these elements are still visible and still correctable.
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Framing, plumbing runs, and electrical routing are all still exposed. Once the drywall goes up, deficiencies here become expensive to find and harder to prove. This is the window to catch them.
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The home is finished and you haven't signed yet. We document defects while your builder still has every incentive to resolve them before closing — the punch list that precedes your keys.
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You've lived in the house for nearly a year and it has shown you what it's made of. This is the final phase — and the last time your builder's warranty can be used to put things right at no cost to you.
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If you settled on a new build about eleven months ago, this is the moment. Book online in a couple of minutes — or call and we'll find you a slot.
Full scheduling online — no callback required.
