InterNACHI 11th-Month Warranty Inspector cheat sheet

Timing rule: the inspection is performed in the 11th month of a 12-month builder warranty so defects can be documented and submitted before the warranty expires; work performed after expiration may fall outside the builder's obligation.

Most builder limited warranties are structured as 1-2-10: year 1 covers workmanship and materials, year 2 covers systems (plumbing, electrical, HVAC), years 3-10 cover major structural defects.

The inspection is a non-invasive, visual, performance-based survey - not a code compliance inspection and not a technically exhaustive investigation; concealed conditions are outside its scope.

Purpose: produce a dated, itemized defect list that the owner submits to the builder as a written warranty claim before the anniversary date; the report is evidence, not a repair authorization.

The inspector's contract is with the client (usually the homeowner), not the builder; the inspector does not act as the builder's agent, arbitrator, or repair estimator.

Best practice timing: schedule early enough in month 11 that the report can be delivered and the claim submitted with a buffer before the 12-month date; confirm the exact anniversary date in writing.

Documentation baseline: date of substantial completion or certificate of occupancy, warranty document terms, prior repair history, and any owner-performed or third-party alterations.

Distinguish from a pre-drywall or final walk-through inspection: the 11th-month inspection evaluates how the completed house has performed through a full seasonal cycle of expansion, settlement, and weather exposure.

Coverage follows the written warranty document, not verbal promises; the inspector should read the actual warranty and performance standards (e.g., tolerances for drywall cracks, floor deflection, concrete cracking) before judging an item as defective.

Typical year-1 workmanship items: drywall cracks and nail pops, trim separation, door and window adjustment, cabinet alignment, flooring gaps, paint and finish defects, and minor plumbing or electrical trim issues.

Typical year-2 systems items: plumbing supply and drain leaks not caused by misuse, electrical component failures, and HVAC equipment or distribution defects; manufacturer equipment warranties often run longer and are separate.

Typical 10-year structural items: load-bearing foundation and frame defects that materially affect safety or habitability; hairline shrinkage cracks in slabs and foundation walls are usually excluded by stated tolerances.

Common exclusions: damage from owner neglect or misuse, improper maintenance, alterations by others, acts of God, normal settlement and shrinkage, cosmetic hairline cracking, landscaping, and items covered by manufacturer warranties.

Maintenance obligations are conditions of coverage: failure to maintain caulking, grading, drainage, filters, and humidity control can void claims for resulting damage - document maintenance conditions observed.

Transferability varies: some warranties transfer to subsequent buyers for the remainder of the term, others do not; the inspector should note the warranty's transfer clause rather than assume coverage.

Statutory rights may run parallel to the builder warranty (implied warranty of habitability, state right-to-cure or notice statutes); these are legal questions outside the inspector's scope and should be referred to an attorney.

Follow a published residential inspection standard of practice (e.g., InterNACHI SOP) and state it in the report; the SOP defines which systems are inspected, the visual/non-invasive method, and the exclusions.

Systems to survey: structure and foundation, roof and attic, exterior and grading, plumbing, electrical, heating and cooling, interior rooms, insulation and ventilation, doors, windows, and attached garages.

Use normal operating controls to test performance: operate fixtures, run HVAC in both modes, test GFCI/AFCI devices, open and close windows, and check for active leaks under sinks - but do not dismantle equipment or open concealed spaces.

Report format: itemized list grouped by system and location, each entry with observation, location, and why it is a warranty concern; photographs with location labels and a date stamp support the claim.

Severity classification helps the builder triage: safety hazard, active water intrusion or moisture damage, functional defect, cosmetic/workmanship item, and maintenance recommendation.

Distinguish defect from maintenance: a missing or deteriorated caulk joint is maintenance; water staining and rot behind it is a resulting defect - report both with the causal link.

Use moisture meters, thermal imaging, and gas/CO detectors as non-invasive aids where within scope; state the instrument used and its limitations in the report.

Deliver the report in writing with a clear submission deadline, a summary page of priority items, and a statement that the report is not a code compliance inspection, engineering analysis, or guarantee of future performance.

Set expectations at booking: explain that the inspection is visual and non-invasive, that the report documents observable conditions on the inspection date, and that the builder decides what to repair.

Put the scope, fee, exclusions, and limitation of liability in a written agreement signed before the inspection; include a dispute-resolution clause and the report's intended use.

Deliver the report promptly - ideally within 24-48 hours - because the client must submit the claim before the warranty anniversary date; include a suggested cover letter or claim summary.

Avoid advocacy and predictions: do not guarantee the builder will accept a claim, do not estimate repair costs as fact, and do not characterize items as code violations unless verified against the adopted code.

Confidentiality and records: keep inspection files, photographs, and correspondence for the period required by state license law or the contract; the report is prepared for the client only and third-party reliance is limited.

Referral boundaries: refer structural, engineering, mold, and legal questions to licensed specialists in writing; the inspector does not perform the repairs identified in the report if that creates a conflict of interest.

Business compliance: maintain state licensing or certification, general liability and errors and omissions insurance, and continuing education; disclose any compensation received for referrals.

Reinspection practice: offer a follow-up visit after builder repairs to verify completion, and document the reinspection as a separate, dated report limited to the items previously identified.