What is an 11-month warranty inspection?
It is an independent inspection of a recently built home, often arranged late in the first year so the owner can identify observable conditions while some builder coverage may still apply. ASHI’s standard of practice describes a visual examination of readily accessible systems and a written report. Agree on the actual scope with your inspector; it may differ from a standard pre-purchase inspection.
This is separate from a builder’s warranty walkthrough. The inspector reports conditions, while the builder evaluates requests under its own warranty process. An inspection does not guarantee a repair or determine legal coverage. A separately purchased home warranty or service contract is another product entirely.
Why plan before month 11?
The FTC explains that builder warranty periods vary by component. Your agreement may have different deadlines, exclusions, notice requirements, or submission channels. Give yourself time to read it, book an inspector, receive the report, ask questions, and submit possible covered concerns. If a deadline is already close, do not delay a required notice just to wait for an inspection.
Month 9: Find the warranty and mark each relevant deadline and claim method.
Months 9–10: Start a dated log of observed issues and photos.
Month 10: Compare inspector scopes and availability if you want an inspection.
Months 10–11: Allow time for the visit, written report, and follow-up.
Before the applicable deadline: Submit potential covered defects as your agreement requires and keep proof.
What should you look for before the warranty expires?
Use this as a prompt for your own observations, not as a professional standard of practice. Note locations, dates, and symptoms. An inspector may evaluate accessible systems more thoroughly within the agreed scope. Do not climb a roof, open energized equipment, or enter an unsafe attic or crawlspace.
| Area | What a homeowner can observe safely | What to discuss with an inspector |
|---|---|---|
| Exterior and site | Water pooling, visible siding damage, sticky doors, loose railings | Accessible grading, cladding, roof and gutter observations, decks and porches |
| Interior | Recurring cracks, staining, uneven floors, cabinet or door problems | Visible finishes, stairs, windows, doors, signs of moisture or movement |
| Plumbing | Drips, slow drains, recurring toilet movement, water-heater leaks | Accessible supply and drain components, fixtures and water-heater observations |
| Electrical | Failed outlets or switches, flickering fixtures, tripped protection | Accessible panel and branch-circuit observations, suitable GFCI/AFCI checks |
| HVAC | Uneven temperatures, odd noises, condensate leaks | Accessible equipment, controls, distribution and condensate observations |
| Attic, crawlspace, basement | Stains or moisture visible from safe access points | Accessible insulation, ventilation, moisture and structural observations |
Ask what the inspector will and will not inspect. InterNACHI’s standard likewise describes a non-invasive visual examination of accessible areas; it does not make concealed defects visible.
Builder walkthrough or independent inspection?
| Question | Builder warranty walkthrough | Independent inspection |
|---|---|---|
| Main purpose | Review homeowner concerns under the builder’s process | Document observable conditions for the homeowner |
| Who performs it | Builder staff or representative | Inspector hired by the homeowner |
| Scope | Set by the builder’s warranty process | Set by inspection agreement and applicable practice standard |
| Documentation | Builder’s records and response process | Written inspection report, often with photos if agreed |
| Coverage decision | Builder or warranty administrator evaluates the request | Inspector does not decide what the warranty covers |
Both can be useful. They answer different questions; neither replaces reading the warranty.
Is paying for an inspection worthwhile?
It may add value if you have unresolved leaks, drainage or system concerns; did not have an independent pre-closing inspection; or want a trained assessment and documentation before a meaningful deadline. It may add less if a thorough recent inspection already covered the same systems, little relevant coverage remains, or the cost is disproportionate to what another report would add. Ask local inspectors for scope, report timing and quotes; prices vary by home and market.
How to choose an inspector
Ask whether they perform this inspection type and which systems and areas are included. Will they assess accessible roof, attic or crawlspace areas where applicable? What is excluded? Will the written report include photos, and when will it arrive? Can you ask follow-up questions? Check what license requirements, if any, apply in your state through your state regulator; trade-organization certification is not the same as a state license. ASHI’s practice standard is a useful scope reference, but the individual inspection agreement controls the service you buy.
What to do with the report
- Read it and ask the inspector to clarify unclear observations.
- Match potential defects to the coverage and deadlines in your actual warranty.
- Separate maintenance and cosmetic observations from potential warranty requests.
- Add dated photos, prior requests, and relevant repair records.
- Use the builder’s specified submission channel before the applicable deadline.
- Keep a dated copy, delivery confirmation, responses, and completed-repair records.
The FTC recommends following warranty claim instructions and keeping written records. If the builder disputes a significant issue or contractual rights may be involved, consider appropriate professional or legal advice.
Mistakes to avoid
- Waiting until the deadline to read the warranty.
- Assuming every component ends at exactly one year.
- Relying only on a phone conversation without a dated record.
- Assuming every inspection finding is a covered defect.
- Starting repairs without checking the warranty’s claim procedure, unless immediate safety requires action.
- Treating a third-party service contract as a continuation of builder coverage.
Frequently asked questions
Is an 11-month inspection required?
There is no universal requirement. Check your contract for any inspection or notice provisions. The inspection is an optional way to learn about observable conditions.
When should I schedule it?
Work backward from your actual claim deadline, allowing for inspector availability, report delivery and written submission. Earlier can be better if your deadline is earlier than month 12.
How much does it cost, and who pays?
Prices differ by location, house and scope. Ask for local written quotes. A homeowner who hires an independent inspector generally arranges payment, but check your own agreement for any special provision.
Will the builder fix everything in the report?
No. The report describes observed conditions; the warranty’s coverage and claim rules govern the builder’s response.
Is this the same as a pre-closing inspection?
No. The timing and purpose differ. A pre-closing inspection documents conditions before you take possession; this one checks conditions after living in the home.
What if builder coverage lasts longer than one year?
Track each component’s actual period. The FTC notes that coverage lengths can vary; do not assume one inspection captures every future deadline.
If you are considering coverage after builder terms end, see how a separate home service contract compares with self-funding repairs.