ThoroughSpec · Providing Home Inspections Since 1998
11th-Month Builder Warranty Inspection in Orange County, CA
One Inspector. Every Time. Make It Experience.
Coming up on a year in your newly built home? Most builder warranties cover workmanship for the first year. Mark Kinder inspects your home before that window closes, so you have a written list with photos to send your builder in time.
- Providing Home Inspections Since 1998
- You Always Get Mark
- InterNACHI Certified
- Next Business Day Report
What is an 11th-month builder warranty inspection?
It's a home inspection timed for the last weeks of your first year in a newly built home. Most builders cover workmanship and materials for the first year after closing, and an 11th-month inspection gives you an independent record of what needs attention while that coverage is typically still in effect.
Every builder's warranty is different. Check your own warranty documents for the exact end date, what's covered and how the builder wants repair requests submitted. Then book your inspection with enough time to send your list before the deadline.
Why do problems show up during the first year in a new home?
Because a year of real living tests a house in ways a walk-through before closing can't. New materials dry out and settle, and every system finally gets used day after day.
In Orange County, a first year usually means a full summer of air conditioning and at least one rainy season. That's when owners tend to notice things like:
- Small cracks in drywall or stucco, or doors that start to stick or stop latching.
- A drain that runs slow, a fixture that drips or a stain under a sink.
- Rooms that never quite cool down, or an air conditioner that works harder than it should.
- Water that collects near the foundation or doesn't drain away from the house after a storm.
- Caulking, grout or trim that has pulled away.
Some issues are easy to see. Others sit in the attic, under sinks or behind equipment panels, where most owners never look. That's where an inspector earns his keep.
When should you schedule your 11th-month inspection?
Around the 10th or 11th month after closing. Find the end date in your warranty paperwork and count back so there's time to get the report, read it and submit your request to the builder before coverage ends.
Mark's report arrives the next business day, which helps when the calendar is tight. Even so, don't wait for the final week. Builders often have their own steps for handling requests, and you want room to follow them.
Do you still need this inspection if your home was inspected before closing?
Yes, and that earlier report makes this one more useful. A pre-closing inspection looks at a home nobody has lived in yet. The 11th-month inspection looks at the same home after a year of daily use, which is when settling, leaks and equipment problems tend to show themselves.
If you didn't have the home inspected before you closed, this may be your best chance to get an independent look at it while the builder's first-year coverage is likely still in place.
Buying a newly built home instead? See our New Construction Inspection
How can you get the most out of your 11th-month inspection?
Bring Mark what you've noticed, and have your warranty documents handy.
- Keep a running list. Write down anything you've noticed during the year, like a sticking door, a new crack or a drip. Share it when you book so Mark knows where to look closely.
- Know your deadline. Have the warranty end date and the builder's request process ready before inspection day.
- Be there for the walk-through. Mark shows you what he found at the end of the inspection, so you understand each item before it goes to the builder.
- Submit in writing and keep copies. Send your request the way your builder asks, attach the report and photos, and keep a record of what you sent and when.
What does ThoroughSpec give you for your warranty request?
A clear, photo-backed list from an inspector who has been providing home inspections since 1998.
- You always get Mark. He's the one who inspects your home, walks you through it and answers your questions afterward.
- A background in construction, termite inspection and appraisal. Mark reads a house from how it was built, which helps him separate normal first-year settling from workmanship worth raising with your builder.
- A next-business-day report with digital photos throughout and a Summary Page, so the items you send the builder are easy to find and easy to see.
- Answers by phone, email or text after the inspection, while you work through your request.
- InterNACHI Certified, member #NACHI06032194, 15-year member.
Where does ThoroughSpec offer 11th-month warranty inspections?
From the office in Garden Grove, Mark inspects homes throughout Orange, Los Angeles and Riverside counties and parts of San Bernardino County. If your newly built home is in that area, call or text to confirm your address.
FAQ
11th-month warranty inspection questions
What is an 11th-month warranty inspection for?
It gives you an independent list of issues in your newly built home near the end of your first year, while the builder's workmanship coverage is typically still in effect. You can send that list, with Mark's photos, to your builder as part of your warranty request.
Does a builder warranty really end after one year?
Many builder warranties cover workmanship and materials for the first year, and some cover certain systems or structural items for longer. Terms vary from builder to builder, so check your own warranty documents for the exact dates and what's included.
When is the best time to book an 11th-month inspection?
Around the 10th or 11th month after closing. That leaves time to receive Mark's next-business-day report and submit your request to the builder before your coverage ends. Avoid waiting until the last week.
My new home seems fine. Is the inspection still worth it?
Often, yes. Many first-year issues sit where owners rarely look, such as the attic, under sinks or behind equipment panels. An inspection near the end of the first year is a chance to find them while the builder may still be responsible for the repair.
Is your builder warranty window closing soon?
Don't let the first year run out. Call or text Mark at (714) 404-3392 for your fee, Monday through Saturday, 8am to 8pm, or request your inspection online.