11-Month Warranty Inspection
TREC Home Inspection • Occupied New Home • First-Year Inspection
I generally recommend having a home independently inspected before closing, while it's still vacant and substantially complete. An 11-month warranty inspection is not a substitute for that — after you move in, parts of the house are necessarily less accessible.
That said, an independent inspection during the first year can still be useful in the right situation. This page explains when that applies and what to expect.
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When it makes sense
If you had a comprehensive inspection before closing and the home has performed well during the first year, you may not need another inspection simply because eleven months have passed.
An 11-month warranty inspection may be worth considering if:
- You did not have an independent inspection before closing
- You've experienced numerous problems during the first year
- There are specific conditions you want independently evaluated and documented
- Your builder is asking for an inspection report before addressing reported concerns
- You want an independent assessment of visible and accessible conditions before your builder's applicable warranty period ends
Builder warranty terms vary — confirm what's covered and when it expires with your builder and your purchase documents.
Scope and accessibility
This is a TREC Standards of Practice home inspection of the visible and accessible systems and components of an occupied home — structure, electrical, plumbing, mechanical (HVAC), and more.
At a final pre-closing inspection, the home is normally empty and components are readily accessible. At eleven months, furniture, stored belongings, appliances, window coverings, and normal occupancy can limit what I can see and reach. I do not move belongings, unplug equipment, dismantle things, or otherwise disturb your property to gain access. That affects scope — it does not make the inspection superficial; it means accessibility matters.
Report and builder
I inspect, document findings in a TREC report, and you decide how to use that information with your builder. I do not administer the builder's warranty, determine whether a condition is covered, negotiate on your behalf, direct repairs, supervise corrections, or guarantee that the builder will make repairs.
Pricing
An 11-month warranty inspection uses the standard home-inspection pricing model — same as any TREC purchase inspection. See inspection pricing for how quotes are calculated.
Scheduling
Schedule with enough lead time before your builder's applicable warranty period ends. If you're unsure about timing, tell me when you closed and what warranty terms you have; I can help you think through whether scheduling makes sense.
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FAQs
When should I schedule an 11-month warranty inspection?
Before your builder's applicable warranty period ends, with enough lead time to document findings and follow up. "11 months" is a common rule of thumb, not a universal deadline — check your warranty terms.
Do I need one if I had the home inspected before closing?
Not necessarily. If the pre-closing inspection was comprehensive and the home has performed well, you may not need another inspection on the calendar alone. Schedule if you have new concerns or need documentation for the builder.
What if I did not have a pre-closing inspection?
One of the more common reasons to schedule — you still have an opportunity to document visible conditions for discussion with your builder, though accessibility is more limited than before move-in.
Is an 11-month inspection as comprehensive as a pre-closing inspection?
Same inspection type (TREC SOP), but an occupied home is less accessible than a vacant one at closing. I evaluate what's visible and accessible; I don't move furniture or belongings to inspect behind them.
Will you move furniture or belongings to inspect behind them?
No. I do not move furniture, stored items, appliances, or window coverings, and I do not disconnect equipment to gain access.
Does an inspection mean my builder has to repair everything in the report?
No. I document conditions; whether something is covered and whether the builder repairs it depends on your warranty terms and your agreement with the builder.
What if my builder wants an inspection report before addressing a problem?
A common reason homeowners schedule. I can provide an independent report documenting visible conditions, which you can share with your builder as you see fit.