Top Questions New Homeowners Ask About 11-Month Warranty Inspections
Introduction
New neighborhood, new neighbors, new restaurants, that first year in a new build flies by. And in that time, paying attention to every tiny thing in your house can fall very low on the priority list. After all, you aren’t looking at stucco cracks forming when you’re watching the brand new big screen that go hung in the new living room. Small construction misses can reveal themselves after a monsoon, the heat of the first summer along with the heavy A/C use, or simple day-to-day living. And after all that living, getting asked by the builder “Have you seen anything?” can feel a lot like getting asked an interview question you weren’t prepared for.
An 11-month warranty inspection documents issues while the builder is still responsible and takes advantage of the warranty that you’ve already paid for. Below are the questions we hear most from new homeowners in Queen Creek and San Tan Valley—and clear answers to help you decide your next step.
At Blue Canyon Home Inspections, we’ve completed over 2,500 inspections in Arizona and perform 11-month inspections across the East Valley every week.
1) Do I really need an inspection on a brand-new home?
Yes. New doesn’t always mean perfect. Every builder misses things during the build process, out of 2500+ inspections I haven’t done one that I didn’t find something to be fixed. We routinely find insulation gaps, roof flashing misses, missing roof vent hoods, HVAC duct kinks, exterior window gaps, grading that slopes toward the slab, plumbing drips and inoperational hose bibs, and missing GFCI/AFCI protection. More troubling is the rash of HVAC compressor that are making loud mechanical noises during operation, this means shorter lifespans for your HVAC, and is totally covered inside the one year warranty. These are easiest (and cheapest—for you) to fix before month 12.
2) Why “11 months”? Can’t I wait until the last week?
Waiting until the last minute to get your inspection done is a lot like trying to get your taxes sent in on April 14th, its a scramble, its stressful, and its running with hope as a strategy. There are plenty of benefits to scheduling your inspection inside of months 10–11. You’ll want time to:
schedule the inspection and make sure you can get the inspection lined up with your normal routine
have the inspection done and receive the reports
submit items to your builder, and
allow trades to complete repairs before the warranty clock runs out.
Waiting until week 52 creates a scramble for everyone.
3) What exactly is covered during the inspection?
A full top-to-bottom review tailored to new construction:
Roof & attic: tiles, flashing, penetrations, insulation levels, ventilation paths, roof vent hoods
Exterior & drainage: grading, stucco cracking, sealants, weep screed visibility
HVAC: temperature split, duct layout/sealing, thermostat operation, correct operation of the systems (aka, no loud mechanical noises)
Electrical: main electrical panel, GFCI/AFCI protection, outlets/switches, fixtures
Plumbing: fixtures, traps, supply lines, water heater, visible leaks/slow drains, ensuring the pressure regulator and expansion tanks are installed (Pro Tip: this is another item thats expensive to fix later, and even more expensive if they are needed and not installed)
Interior: doors/windows/locks, drywall/caulk, cabinets, garage door safety
Safety: smoke/CO detectors, handrails, anti-tip brackets, attic access
Pest: you’ve got a warranty from the pest control company that performed the final treatment of your home, but warranty does NOT mean that termites wont show up in that time frame.
Add-ons like pool/spa, termite, mold testing, or a sewer scope can be bundled if needed.
4) How long does it take? Do I need to be there?
Most homes take 2–3 hours. You’re welcome (encouraged) to attend the last 20–30 minutes for a walkthrough and Q&A. If you can’t attend, no problem—your photo-rich report will spell everything out and we’re always available for a phone call any time after the inspection.
5) What does the report look like—and how does it help with the builder?
You’ll receive a clear, photo-annotated report delivered the same day (usually within an hour of completing the inspection). We organize items by sections (roof, HVAC, electrical, etc) and by location (e.g., “NW bedroom, window #2 latch misaligned”), and along with the full report you’ll also receive a summary report. The summary report comes as a separate downloadable PDF and it makes it easy to drop it straight into your builder’s warranty portal. Builders prefer precise, professional punch lists and often use the summary as their punch list to mark off the photos as they go through the repairs.
6) If I already had a pre-close inspection, do I still need this?
Yes. Pre-close catches construction-phase issues. The first year reveals usage- and season-related problems: settlement cracks, monsoon leaks, duct separation, weatherstrip failures, etc. The 11-month inspection finds what time revealed. One of the biggest things I’ve seen is when folks tell the builder they’ve seen some stucco cracks, and the builder will fix the ones they see at a glance. I’ve also submitted reports to folks with 40+ stucco crack photos, a lot of which aren’t so obvious. Don’t leave the responsibility of finding and fixing every crack on the builder, they aren’t going to get them all.
7) What problems do you see most often in Queen Creek & San Tan Valley?
Attic insulation voids creating hot rooms and high bills. In rare cases I’ve seen homes with no attic insulation in some or all of the home… but I’ve seen it more than once.
Roof flashing/sealant gaps that show up after summer storms, as well as missing roof vents that weren’t installed securely during the build and blew off with the first storm.
HVAC duct kinks or loose boots leading to poor airflow, hot rooms, and dust
Negative grading & short downspouts causing water at the foundation
Window/door alignment and weatherstripping issues
Electrical protection missing where required (GFCI/AFCI)
Rapid growth is great for the economy but puts pressure on multiple trades with compressed schedules. This leads to more missed punch list items and can cause you to have to face the repairs yourself when you go to sell the home later.
8) How much money can an 11-month inspection save me?
It varies, but catching issues early often avoids hundreds to thousands in out-of-pocket repairs after month 12. Typical homeowner costs without warranty coverage:
Insulation correction: hundreds to ~2k
Roof/ceiling leak repair: hundreds to a few thousand
Ductwork corrections/balancing: hundreds to ~1.5k
Drainage fixes: hundreds to ~1.2k
Shower valve/pan leak with tile work: thousands
HVAC compressor defects: the average cost to replace an HVAC is around $8K at the time of this writing.
One medium-size issue can pay for the inspection, and use the warranty you’ve already paid for, several times over.
9) Will this inspection affect or void my warranty?
Nope. It helps you use your warranty, which you’ve already paid for. The report documents items clearly so your builder can address them within the coverage window.
10) What if my builder pushes back?
I’ve rarely had a builder push back on anything that I’ve written up. More often that not I hear stories from the homeowners that when they’ve filed complaints to the builder, they’ve been given the run around. Submitting the a report from a third party inspector carries more weight than sending the super a text, and if they have any questions or concerns my number is on the report and am always available for a phone call. Most warranty teams appreciate a well-documented list with photos showing where the defect is located and a write up explaining what is wrong.
11) Should I add a sewer scope, termite check, or mold testing?
Add-ons are a la carte for a reason, because every house is different. Consider add-ons if any of these apply:
Sewer scope: trees/vegetation planted on top of the drain line, slow drains, construction debris concerns
Termite: earth-to-wood contact, landscaping against stucco, prior activity in the area, and even active termite tubes
Mold/air testing: musty odors, water damage, high humidity, unexplained symptoms
While not always necessary, these can prevent expensive surprises and can get the builder on the hook for taking care of them.
12) How do I prepare for the inspection?
Ensure access to attic, electrical panel, water heater, and HVAC. Remove any locks on electrical panels or gates, ensure there isn’t a car parked under the attic hatch, or there aren’t a ton of stored personal items blocking access to the water heater.
Keep utilities on
Jot down a list of concerns you’ve noticed since move-in. We’ll always go over these first thing so we can address any concerns you’ve noticed before we get started on the rest of the inspection.
Gather any warranty/repair paperwork already completed
13) What happens after the inspection?
You receive your report (same day, usually within an hour after the inspection).
You submit items to your builder’s warranty portal via the summary report.
Trades perform corrections.
Keep the report as your maintenance roadmap into year two.
Conclusion
An 11-month warranty inspection is a small, one-time step that can save you thousands and months of frustration. It turns vague concerns into a precise, builder-ready punch list—before your warranty expires.
Call to Action
If your closing date is approaching month 10–11, now’s the time. Don’t scramble at the last minute and have to take time off work to accommodate the inspectors schedule. You can get your inspection on the schedule at any time (I’ve got clients that book their 11th month inspection when we finish up their final build inspection) and make sure the items get found and repaired by the builder, using the warranty you’ve already paid for and ensuring you aren’t on the hook for them later when you go to sell the home.
Queen Creek & San Tan Valley: Schedule your 11-Month Warranty Inspection with Blue Canyon Home Inspections and hand your builder a clear list while coverage is still active.
