A brand-new home has fresh paint, new appliances and systems that have never worked through a summer. It also has a first year of settling in, when small issues tend to appear. Many builders offer a limited warranty for that period and beyond, and many schedule a walkthrough or accept a list of requests before certain coverage ends. Getting the most out of it takes some organization.
Understand your warranty
Read the warranty documents you received at closing, and keep them in your home file. A common structure covers workmanship and materials for a shorter period, major systems such as plumbing, electrical and mechanical for a longer one and major structural elements for longer still, but terms differ from builder to builder. Some warranties are backed by the builder directly and others by a third-party company. Note:
- What each part of the warranty covers and for how long
- How to submit requests, and whether emergencies follow a separate process
- Deadlines for any walkthrough or final list of items
- Maintenance you are responsible for, since neglect can affect coverage
- Appliance and equipment warranties, which usually come from the manufacturers rather than the builder
Keep a running list from day one
Start a list the week you move in, and add to it as you notice things. Date each entry and include photos. Common first-year items include drywall cracks and nail pops as framing dries, doors that stick or will not latch, gaps in caulk and grout, minor plumbing drips, squeaky floors, exterior paint touch-ups and drainage problems in the yard. Some of these are normal settling and may be handled as routine adjustments, while others point to a real defect. Your list helps sort that out.
Use the first summer as a test
Summer heat and storms show how a new home performs. Notice whether every room cools evenly, whether the system keeps up on the hottest afternoons and whether humidity stays comfortable. After heavy rain, walk the yard and look at the foundation, window wells and any basement or crawl space. Watch for water pooling near the house or soil settling along the foundation, which is common in new construction as backfill compacts. Check the attic, if you can do so safely, for signs of leaks.
Consider an independent inspection
Many owners hire their own home inspector shortly before the first-year coverage ends. An independent inspector works for you, can reach places you would not and may spot issues you would never notice, such as missing insulation or ventilation problems in the attic. Add the inspector’s findings to your list and submit it before the deadline.
Make the walkthrough productive
Submit your list in writing through the builder’s official process, and keep a copy. During the walkthrough, go room by room with the builder’s representative, point out each item and ask how and when it will be addressed, then get the plan in writing. Be specific and courteous; clear documentation tends to move faster than frustration. For larger disagreements, ask about the warranty’s dispute process and consider talking with a real estate attorney. A well-organized first year sets up the home, and its warranty, to serve you for a long time.
A First-Year Timeline for New Construction Owners
Breaking the first year into stages helps you catch issues while they are easy to document and keeps you ahead of warranty deadlines. Adjust the timing to match the terms in your own warranty documents.
The first month
- Read the warranty booklet and highlight every deadline and submission requirement.
- Register appliances and equipment with their manufacturers.
- Start your running list, with dated entries and photos.
- Learn where the main water shutoff, electrical panel and HVAC filter are, and change the filter as recommended.
- Find out how the builder wants emergency issues reported, such as a major leak or loss of heating or cooling.
Months two through six
- Watch for drywall cracks, nail pops and doors that begin to stick as the house adjusts through changing seasons.
- Note how the home handles summer heat, humidity and storms.
- Walk the yard after heavy rain and photograph any pooling or erosion.
- Check caulk around tubs, showers, sinks and exterior trim.
- Submit any interim requests the warranty allows, rather than waiting for the end of the year if an issue is getting worse.
Months seven through eleven
- Schedule an independent inspection before the first-year deadline.
- Consolidate your running list and the inspector’s findings into one clear document.
- Submit the list through the builder’s official process and keep proof of submission.
Around the first anniversary
- Complete the walkthrough and get the builder’s plan for each item in writing.
- Track repairs as they are completed and note any that remain open.
- Review the longer-term coverage that continues beyond the first year.
Writing a Warranty List That Gets Results
A clear, organized list makes it easier for the builder to understand and schedule repairs. A few practices help:
- Organize by room. Group items by location so the builder’s team can work efficiently.
- Be specific. “Hairline crack above the primary bedroom door, about eight inches long” is more useful than “crack in bedroom.”
- Include photos. Attach a photo for each item, with a small object for scale if helpful.
- Note dates. Record when you first noticed each issue and whether it has changed.
- Separate urgent items. Leaks, electrical concerns and drainage problems should be flagged clearly.
Mistakes New Construction Owners Make
- Waiting until the last week to start the list. Small issues are easy to forget by month eleven.
- Making changes that affect coverage. Altering grading, plumbing or electrical systems can complicate warranty claims. Check your warranty before making changes.
- Skipping routine maintenance. Many warranties exclude problems caused by neglect, such as clogged gutters or unchanged filters.
- Relying on verbal promises. Get commitments in writing.
Questions New Construction Owners Ask
Are cosmetic issues covered?
Some warranties cover certain cosmetic items, especially early in the first year, while others exclude them or treat them as normal wear. Check your warranty’s definitions and standards.
Can I hire my own contractor and ask the builder to pay?
Many warranties require the builder to be given the opportunity to make repairs first. Hiring someone else without approval may affect coverage.
What if the builder goes out of business?
If your warranty is backed by a third-party company, coverage may continue. Read your documents and contact the warranty company with questions.
