New neighbourhoods keep going up across the Sandhills, from Aberdeen and Southern Pines to Raeford and the communities around Fort Bragg. If you bought one of those homes, you probably have a one-year builder warranty. The weeks before it ends are the best time to have the house inspected.
Why a new home needs a second look
A brand-new house has not been lived in yet. During its first year, a lot changes:
- The lumber in the framing dries out and shrinks a little, which can cause drywall cracks, nail pops and doors that stick.
- The soil around the foundation settles, sometimes changing how water drains away from the house.
- The heating and cooling system runs through a full cycle of summer and winter.
- Every rainstorm tests the roof, flashing, windows and gutters.
Many of these issues are small. Some are not, and the difference matters when the builder is still responsible for repairs.
What an 11-month inspection covers
We inspect the home the same way we would for a buyer, with extra attention to the things that tend to show up in year one:
- Cracks in drywall, trim gaps and doors or windows that no longer close smoothly
- Grading and downspouts after a year of rain, and any water collecting near the foundation
- The crawl space: moisture, the vapour barrier and insulation that may have fallen down
- The attic: insulation coverage and ventilation, often checked with a thermal camera
- Roof covering and flashing, viewed by drone when the roof is steep or high
- Plumbing leaks, heating and cooling operation and electrical issues
You get a photo report with each finding explained, organised so you can send it to your builder's warranty department.
When to book
Most builder warranties run for one year from closing. We suggest booking around month 10 or 11. That leaves time to receive the report, send it to your builder and get the warranty request in before the deadline. Check your warranty paperwork for the exact date and how the builder wants requests submitted.
Did you skip the inspection at closing?
Plenty of buyers do, trusting that a new home is a finished home. An 11-month inspection is a good second chance. It also gives you a record of the home's condition that can be useful later if a problem comes back.
Planning ahead for a new build?
If you are still under contract on a new home, consider a new construction inspection before closing, then an 11-month warranty inspection before the warranty ends. Our team includes a licensed general contractor and people with hands-on custom building experience, so we know where new homes tend to fall short. Schedule online or call us to plan both.