Archives 13 October 2025

Building a new home in Arizona is an exciting milestone, but the reality is that even in the most well-managed projects, hidden defects are common. Don’t lose your warranty! Schembri Engineers explains why the 11-Month builder warranty inspection is critical for new Arizona homes. This comprehensive guide details why understanding your warranty and timing your inspection properly is essential to securing your home’s integrity.

What Is a Builder Warranty?

A builder warranty is a guarantee from the construction company that your new home will be free from certain defects and construction errors for a specific period. In Arizona, these warranties typically fall into three tiers:

• One-Year Warranty: Covers workmanship and material defects, including plumbing, electrical, HVAC malfunctions, drywall cracks, and paint issues that affect the home’s livability.
• Two-Year Warranty: Extends coverage to major mechanical systems such as heating, cooling, electrical, and plumbing systems.
• Ten-Year Structural Warranty: Protects against significant structural defects affecting the home’s load-bearing components, foundation issues, and major structural failures that compromise safety or habitability.

Reviewing your warranty documentation is the first step in maximizing your protection. Note any exclusions or maintenance requirements that could void coverage later.

What Is a Builder Warranty Inspection?

A builder warranty inspection, often called an 11-Month Inspection or New Construction Warranty Inspection, is a comprehensive property evaluation conducted by a professional before your builder’s warranty expires.

This inspection is your final, formal opportunity to identify construction defects, installation errors, and developing problems while they remain the builder’s financial responsibility. Unlike your initial pre-closing inspection (performed on a brand new, untested home), this evaluation assesses how the property has performed after nearly a year of real-world use, occupancy, and exposure to Arizona’s extreme climate. Looking for Certified Home & Property Inspection Services

Why These Inspections Are Critical in Arizona

Arizona’s unique environmental and market conditions amplify the risk of post-construction defects:

• Extreme Heat Stress: Summer temperatures exceeding 110∘F in the Valley place immense strain on roofing, exterior finishes, and HVAC systems. Improperly installed components can fail rapidly under these conditions.
• Monsoon Season Impact: Intense monsoon storms test drainage, roof installations, and foundation grading. Poor waterproofing or negative grading can lead to issues that are only revealed after the first heavy rainfall.
• Soil Movement: Arizona’s expansive clay soils contract and expand with moisture changes, which can create stress points on the foundation, often only becoming visible after seasonal changes.
• Rapid Development: The state’s booming housing market often leads to accelerated construction schedules, increasing the likelihood of rushed work or missed quality control checks.

Schembri Engineers are familiar with these specific regional challenges and know exactly where to look for climate-related stress and installation errors.

Common Defects Our Engineers Find

• HVAC and Cooling System Problems: Undersized units, improper duct installation, inadequate attic ventilation forcing systems to overwork.
• Roofing Defects: Improperly sealed flashings, missing underlayment, and inadequate tile installation susceptible to wind damage.
• Foundation and Structural Issues: Settlement cracks, negative grading directing water toward the foundation, and insufficient expansion joints.
• Window and Door Issues: Improper sealing leading to air infiltration, which compromises energy efficiency.

When to Schedule Your Inspection

Timing is key to maximizing your leverage and ensuring issues are fixed under warranty.

The 10–11 Month Window

The optimal time is between the 10th and 11th months after closing. This timing provides:

1. Adequate Testing Period: Your home has experienced nearly a full year of Arizona’s seasonal extremes.
2. Time for Remediation: Completing the inspection with 1–2 months remaining on the warranty gives you sufficient time to document issues, submit formal claims to your builder, and coordinate repairs before the warranty deadline.
3. System Performance: Mechanical components have operated long enough to reveal installation errors or premature equipment failure.

Pre-Closing vs. Warranty Inspection

While a Pre-Closing Inspection is important for identifying immediate corrections before you move in, it cannot replace a Builder Warranty Inspection. Many critical defects simply won’t be apparent in an unused, untested home. Both inspections play vital, distinct roles in protecting your investment.

Choosing the Right Inspector

Not all inspectors are equipped to evaluate new construction, especially within the context of Arizona’s specific climate and codes. Know what the difference between a certified home inspector and an engineering inspector. When hiring an inspection service, look for:

• Arizona-Specific Experience: They must be familiar with local construction practices and regional building codes.
• Engineering/Construction Background: Inspectors with engineering or extensive contracting backgrounds bring invaluable expertise to structural and system evaluations.
• Detailed Reporting: The inspector must provide a comprehensive, detailed written report with clear photographs and documentation—this is your primary legal tool for claims submission.

Schembri Engineers provides the engineering background and Arizona-specific expertise required to deliver a rock-solid, actionable inspection report, giving you the leverage you need with your builder.

Protecting Your Investment: The Bottom Line

A professional builder warranty inspection, such as those provided by Schembri Engineers, is not an optional expense—it is crucial insurance for your new home. While inspections typically cost between $400 and $700, the investment frequently pays for itself many times over by identifying defects that could cost **$5,000 to $15,000 or more** to repair if missed.

Your new Arizona home is one of the largest investments you’ll make. Protect that investment: Schedule your inspection between months 10 and 11, document everything carefully, and advocate for your rights under your warranty.

Frequently Asked Questions

Q: Do I really need a warranty inspection if I had a pre-closing inspection? A: Yes. Pre-closing inspections evaluate an unused home. Many critical defects only appear after months of operation, seasonal weather changes, and normal use. The builder warranty inspection catches issues that weren’t apparent or didn’t exist at closing.

Q: What if my builder says inspections aren’t allowed or will void my warranty? A: Builders cannot prohibit you from having your property professionally inspected. Arizona law protects homeowners’ rights to inspections, and any warranty terms attempting to void coverage based on an inspection would likely be unenforceable.

Q: How long does a builder warranty inspection take? A: Most comprehensive builder warranty inspections take 3–4 hours, depending on the home’s size and complexity.

Q: What if my builder won’t fix the problems identified in my inspection? A: Submit a formal written claim with your inspection report. If the builder refuses to honor legitimate warranty claims, contact the Arizona Registrar of Contractors. For significant issues, consulting with an attorney experienced in construction defects may be advisable.

Q: What’s covered under Arizona’s 10-year structural warranty? A: The 10-year structural warranty covers major structural defects affecting load-bearing components, including foundation failures, structural framing issues, and roof structure problems. It does not cover normal wear and tear, maintenance items, or cosmetic issues.