Most builder warranties expire at 12 months. At 10–11 months, we inspect your home the same way we would at closing — so every defect is documented while the builder is still responsible for fixing it.
Most DFW builders provide a one-year workmanship and materials warranty. Once it expires, any defects that surface become your financial responsibility — even if they were caused by improper installation at the time of construction.
Scheduling an 11-month inspection gives you written, photo-documented evidence of every defect while the builder is still legally and contractually obligated to address them. It's the most effective use of your warranty — and the inspection that pays for itself many times over.
New construction inspections happen at four stages — each protecting your investment at a different point in time.
Before concrete is poured — grade, reinforcement, and form placement evaluated.
Learn More →Before walls close — framing, plumbing, electrical, and HVAC rough-in evaluated.
Learn More →Before the warranty expires — your last chance to require builder repairs at no cost to you.
You Are HereA full year of seasons, rain, temperature cycles, and everyday use exposes construction defects that were impossible to detect at the Phase 3 walkthrough.
DFW's clay soils expand and contract with moisture. The first full year of wet and dry seasons often reveals early foundation movement — cracks in drywall, sticking doors, and uneven floors. Documented at 11 months, the builder is still on the hook.
Improper flashing, missed sealant, and poor grading only reveal themselves after North Texas rain events. Stains, moisture behind walls, and wet attic insulation are all warranty-covered defects — if you document them before month 12.
A North Texas summer is the real test for HVAC. Undersized equipment, unbalanced airflow, leaky ducts, and improper refrigerant charge all show up when the system runs at full load — not during a brief test at closing.
Slow leaks behind walls and under slabs can go undetected for months. Thermal imaging at 11 months catches moisture accumulation invisible to the naked eye — before it becomes a much larger problem.
Loose connections, improperly torqued terminals, and overloaded circuits reveal themselves over time as the home settles and systems run at full load. Electrical defects found before warranty expiration are builder-correctable at no cost.
Caulk shrinkage, paint failures, settling cracks, and trim separation are all common in the first year. Minor on their own — but documented together, they represent a clear warranty correction request the builder must address.
If you didn't have a pre-closing inspection, you may have moved into a home with defects that were never documented. Without a written record from closing, it becomes harder to prove that an issue existed before you took ownership.
The 11-month inspection is your opportunity to create that record while the warranty is still active. We evaluate everything — and our detailed photo report gives you the documentation you need to hold the builder accountable for issues that should have been caught before closing.
Important: Most builder warranties have specific notice requirements. We recommend scheduling your 11-month inspection no later than month 10 — so there's time to submit your warranty claim before the deadline.
The 11-month warranty inspection covers every major system and component in the home — the same scope as a Phase 3 final walkthrough, but with the benefit of a full year of real-world use to reveal issues that were latent at closing.
Every warranty inspection includes the same four services as our residential inspections — at no extra charge.
The most important tool at 11 months. Hidden moisture behind walls and ceilings — from slow plumbing leaks, roof intrusion, or HVAC condensation — shows up clearly on thermal imaging before it causes major damage. Included free.
Wood-destroying insects can establish in new construction within the first year — especially in DFW's climate. An official TDA-licensed WDI inspection confirms the home remains free of infestation, backed by our WDI Warranty. Included free.
If we performed your Phase 3 inspection, we now have a baseline to compare against. Movement identified at 11 months is direct evidence of a warranty-covered defect. If this is your first inspection, we establish that baseline now. Included free.
After a full year of use, irrigation systems often show coverage issues, valve failures, and controller malfunctions. Defects identified before warranty expiration are builder-correctable at no cost to you. Included free.
The same guarantees that cover every Guardian inspection cover your 11-month warranty walkthrough.
Your report is delivered before 10 PM the same day — ready to submit to your builder with your warranty claim that evening.
If a licensed contractor identifies a defect within 90 days that was visible and accessible at the time of inspection, we'll return and re-inspect at no charge.
Questions about how to present a finding to your builder? Call us. We'll help you understand what you're looking at and how to communicate it — free, for as long as you need.
Our TDA-licensed WDI report is backed by a warranty. If active wood-destroying insects are found after a clean report, we make it right at no cost to you.
Give yourself time to review findings and submit your warranty claim before the deadline.
Schedule your inspection at the 10-month mark. This gives you a full month to review the report, consult with your builder, and submit your warranty claim before the deadline.
Full inspection of every major system — with thermal imaging, WDI, foundation elevation, and irrigation all included. Typically 2.5–4 hours depending on home size.
Your same-day report documents every finding with photos. Share it directly with your builder as your formal warranty claim — clear, organized, and hard to dispute.
The 11-month warranty inspection is priced the same as a residential or Phase 3 inspection — based on square footage, with instant pricing available online. No phone call, no waiting for a quote.
All four included services — thermal imaging, WDI, foundation elevation, and irrigation — are included at no extra charge, as with every Guardian inspection.
See My Exact PriceSchedule your 11-month inspection before month 10. One inspection. Same-day report. Builder's cost — not yours.
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