1 Year Builders Warranty Home Inspections

Just because it is a new home, doesn’t mean it is perfect.

And if your 1 year builders warranty expires, it will probably be difficult to get the builder to fix them. A 1 year builders warranty home inspection can help.

Get a detailed punch list of everything your builder needs to fix on your new home before your 1 year builders warranty runs out.

Some of the issues I typically find in 1 year warranty inspections include:

Missing insulation in the attic
Roof incomplete or damaged
Plumbing not working
Drains Blocked
GFCI safety outlets not installed
Sprinklers not working
Caulking missing on exterior wall penetrations
Air conditioning supply and return reversed – air conditioning not working properly, see the video below

FAQ

Do you involve the builder in the process?

I generally try to avoid communicating with the seller in order to avoid conflicts of interest. I suggest you send them the inspection report, and if there are technical questions I can answer them, keeping you in the loop as needed.

What percentage of the time do you find warranty covered items?

Always. I have yet to find a perfect house.

The issues vary from minor maintenance to major system problems.

Do you have a standard checklist or varying degrees of work scope?

Standard. I inspect according to the Standards of Practice of InterNachi. Details on this can found at www.internachi.org/sop.htm.

A home inspection focuses on functionality and safety. It does not cover cosmetic issues. For example, sealant missing on exterior window trim is a functional issue. Missing GFI outlets is a safety issue. Paint overspray on window glazing is a cosmetic issue.

In a nutshell, I inspect all the standard items found in a home. I do not inspect specialty items such as secondary power systems (solar panels, generators) or security systems.

How far out are you scheduling?

This varies from next day to 2 weeks, depending on the real estate market.

How would you describe the level of detail of your review?

Just right.

I try to find the balance between a long report in which important items are lost, and a brief but not useful report.

For example, pointing out the make and model of your dishwasher does not seem important as they are obviously new and have a manufacturer warranty. If there are multiple areas needing sealant, I will put a note indicating the general areas needing attention. I will not detail every location in multiple pages of notes and pictures because the builder’s subcontractor will know what to do with general instructions.

What is the cost, and how long does your review take?

The cost starts at $300 for up to 2000 square feet. Each additional 500sf is an additional $25.

NOTE: Only the heated and cooled living area of the home are included in the builders description of the size of the home, so please remember to include garages, porches, etc. A standard 2 car garage is about 440sf, FYI.

When will I get the report?

Immediately.

I send the report by email before I leave the property. On rare occasions you will only get the report by the end of the day if I have technical issues.

When should the 1 year builders warranty inspection take place?

Within 1 or 2 months of your 1 year warranty expiring.

This gives you time to review and submit the information to the builder. You don’t want to do it too early since some items may not be showing yet (for example – dried, cracked sealant). Too late and you risk not being able to submit the report in time.

If desired I can confirm repairs are completed correctly after they are done. Depending on the type and number of repairs to confirm, this is either free or $75 – $150.