Warranty inspections
For property OWNERS who purchased brand new construction, an 11th month warranty inspection is akin to a first dealer check up on a new car.
First-time new-construction owners who took possession with only a quick builder walkthrough and never had an independent inspection
Buyers in new San Diego developments such as those in Otay Ranch, Chula Vista, Santaluz, Pacific Highlands Ranch, and growing communities in San Marcos, Escondido, and Oceanside
Owners who skipped a pre-drywall or final-walkthrough inspection and want to catch hidden defects before the warranty lapses
Anyone noticing early warning signs like drywall cracks, sticking doors, low water pressure, or uneven heating and cooling
What Is an 11-Month Warranty Inspection?
An 11-month warranty inspection in San Diego is a thorough, top-to-bottom examination of a newly built home performed shortly before the builder's standard one-year workmanship warranty expires. Most production and custom builders across San Diego County provide a limited first-year warranty that covers defects in workmanship and materials, but the burden is on you, the homeowner, to discover and report those defects in writing before the clock runs out. By scheduling an independent inspection around the eleventh month, you create a documented punch list of issues that the builder is contractually obligated to repair, often at no cost to you.
This is one of the smartest moves a new-construction owner can make. Builders move fast, subcontractors rotate, and the cosmetic shine of a brand-new home hides settlement cracks, plumbing quirks, HVAC imbalances, and roofing shortcuts that only reveal themselves after a few seasons of living in the house. Our inspections are led by Joseph Romeo, an InterNACHI Certified Professional Inspector (CPI) who also holds CSLB General Contractor License #1113143, so you get an objective second set of eyes from someone who understands both how homes are built and how they fail.
Joe has been my go-to Home Inspector for all my clients. Reliable, punctual, and professional.
11th month inspections
Our Expertise Is Finding And Reporting On The Hidden and Undisclosed Material Defects That Exist In The Property!
For property OWNERS who purchased brand new construction, an 11th month warranty inspection is akin to a first dealer check up on a new car. Home builders will typically repair any defects noted during the warranty period of one year. We can custom tailor this as a full service home inspection or a limited inspection, depending on how many action items arise. Most people believe that a new home comes risk free. But what we have found is that over the first year the house settles into the surroundings. The foundation may settle and even crack, doors that closed perfectly when the home was bought may now be off-level and stick, storms can reveal leaks in roofing and windows.
Any leaks within the walls will be uncovered by our thermal camera inspections, any holes that might invite in critters will be identified so they can be sealed up. Our Warranty Inspection gives your home a thorough once over to make sure that the construction of the home was done properly, protecting your investment.
Empowering reports
After completing our inspection, we will provide you with a detailed digital report that is complete with images and descriptions of all our findings. Despite being thorough, this report is easy to understand. With all this clear information, this report can be a powerful tool in getting the full value out of your home investment.
From booking to report
1
Schedule Before Month Eleven
Timing is everything with a warranty inspection. Contact us a few weeks before your home reaches the eleven-month mark so there is time to complete the inspection, generate the report, and submit claims to the builder before your one-year warranty expires. Waiting until the last week can leave you scrambling.
2
On-Site Inspection
Joseph performs a comprehensive walk-through of the home's structure, systems, and finishes, operating fixtures and appliances, testing outlets, running the HVAC, and documenting every defect with photographs. Because new homes often look flawless on the surface, we focus on the functional and concealed issues a builder's representative may overlook.
3
Detailed Report Delivery
You receive a clear, organized report that separates cosmetic items from functional defects and warrantable workmanship issues. Each finding includes photos and a plain-English explanation, so your builder cannot dismiss vague complaints.
4
Submit Your Warranty Claim
Use the report as your punch list. Most builders require defects to be reported in writing, and our documentation gives you the leverage to insist that covered repairs happen on the builder's dime, not yours, before the warranty window closes.
A full home inspection at the posted rate, timed before month twelve.
Home inspection
- Single family, from$475
- Condominium unit, from$395
- Townhome or attached, from$425
- Raised foundation+ $150
Add $150 for all raised foundation type properties
Add-ons
- Sewer Camera Inspection (standalone)$475
- Sewer Camera Inspection (with home inspection)$299
- Pool & Spa Inspection (standalone)$475
- Pool & Spa Inspection (with home inspection)$375
Warranty inspections: questions we get
Why is it called an 11-month inspection instead of a 12-month inspection?
Because builder warranties are typically one year, scheduling the inspection in month eleven leaves a buffer to receive the report and submit written warranty claims before the warranty expires. Waiting until month twelve risks missing the deadline entirely.
My home is brand new and looks perfect. Do I really need this?
Yes. New homes commonly develop first-year issues as they settle and the systems are used, from drywall cracks and nail pops to plumbing leaks, HVAC imbalances, and roofing defects. Many of these are invisible during a quick builder walkthrough but are clearly warrantable once documented.
Can I just use the builder's own warranty walkthrough?
The builder's representative works for the builder. An independent inspection from a certified, licensed professional gives you objective, photo-documented findings that are much harder to dismiss, which strengthens your position when requesting covered repairs.
What if the inspection finds problems outside the warranty?
You still benefit. Knowing about an issue early lets you address it before it worsens, and our report distinguishes warrantable defects from maintenance items so you can prioritize what to send to the builder versus what to handle yourself.
How long does a warranty inspection take?
It varies with the size and complexity of the home, but plan for a thorough inspection comparable to a standard buyer's inspection. Same-day digital reports are typical so you can act quickly on your warranty claims.
What is an 11-month builder warranty inspection?
An 11-month builder warranty inspection is a full home inspection performed before your builder's one-year warranty expires, so you can document defects while the builder is still responsible for repairs. Our InterNACHI Certified Professional Inspector reviews your San Diego home top to bottom and gives you a detailed report to submit to your builder.
Who needs an 11-month warranty inspection and when should I schedule it?
Anyone who bought a newly built home with a one-year builder warranty should schedule this inspection around the 11-month mark. That timing leaves you a buffer to report findings before coverage ends. New San Diego County construction often settles within the first year, exposing issues you'll want documented while repairs are still the builder's responsibility.
What's included in an 11-month warranty inspection?
We evaluate accessible areas of the home: roof, exterior, foundation and slab, attic, electrical, plumbing, HVAC, windows, doors, insulation, and visible structure. We also offer add-ons like thermal imaging, sewer camera scoping, and pool and spa inspections. We don't perform pest treatment or engineering testing, but we coordinate referrals for termite and specialized work.
Other new-home checks
Your home is a major investment.
Protect it with San Diego's certified, 5-star-rated inspectors.
