11-Month Warranty Inspections

Most builders cover workmanship and materials for the first twelve months, and then that obligation ends. Anything the house reveals in month thirteen is yours to pay for, which is why the eleventh month is the one that matters.

Verispec has inspected property across the region for more than ten years. Patrick Tolbert holds Certified Master Inspector credentials and built homes as a licensed contractor before he ever inspected one, so he knows which corners get cut during a build and where the results show up a year later.

You get a full inspection of the house, documented with photos, delivered as a written report the same day we finish on site. Pricing is published online, every inspection is backed by a money-back guarantee, and the report is formatted so you can hand it straight to your builder rather than rewriting it into an email. Warranty inspections run across our full service area.

What Gets Checked

This is a complete inspection, not a walkthrough for cosmetic snags. A house that has been lived in through a full year of Pacific Northwest weather has settled, drained, expanded and contracted, and the defects that surface in that first year are exactly the ones a builder warranty is meant to cover.

• Foundation, framing, and structural movement
• Roof, attic, ventilation, and insulation
• Electrical, plumbing, and HVAC performance
• Grading, drainage, and water management around the house
• Windows, doors, siding, and exterior seals
• Interior finishes, floors, and installed appliances

Is It Actually Worth Doing?

The honest answer is that it depends on what the house is hiding, and you cannot know that until someone looks. What is certain is the asymmetry: the inspection is a fixed one-time cost, and a drainage or framing defect discovered in month thirteen is not.

The objection people raise is that a builder already had the house inspected. That inspection happened at a different stage, on an empty house, against a code minimum. It was not looking for what a year of occupancy would expose, and it was not commissioned by you.

Verispec has no relationship with your builder. We inspect the house, document what we find, and give you the report. Whether the builder fixes it is a conversation between the two of you, and the report is what you take into it.

How It Works

1. Book at month ten or eleven. Early enough that the report, your claim, and the builder's schedule all fit inside the warranty period.
2. We inspect the whole house. Structure, systems, exterior and interior, with free infrared scanning included to help identify moisture and insulation issues behind finished surfaces.
3. You get the report the same day. Photographed, described, and organized so each item is clear on its own.
4. You submit it to your builder. In writing, inside the warranty window, with documentation behind every item.

Frequently Asked Questions

How much does an 11-month warranty inspection cost?

It is priced like a full home inspection, because that is what it is. Verispec publishes pricing online, so you can see the cost before you book instead of calling around for quotes.

When should I schedule it?

Around the ten or eleven month mark, not the twelfth. You need time to receive the report, submit it, and let the builder schedule the work before coverage ends. Leaving it to the final few weeks is how people lose repairs they were entitled to.

Is an 11-month warranty inspection worth it?

It is worth it if the report finds anything the builder is obliged to fix, and on a house that has been through a full year of weather and settlement it usually does. The inspection is a one-time cost. A framing, roofing, or drainage defect you pay for yourself after month twelve is not.

What happens if my builder pushes back on the findings?

A written report from a certified third party is harder to wave off than a phone call. Findings are documented with photos and plain descriptions of what was observed and where, which gives you something specific to point at rather than a general complaint.

Is this different from the inspection I had before closing?

Yes. That one looked at a house nobody had lived in. This one looks at a house that has been occupied through a full cycle of seasons, which is when settlement cracks, drainage problems, and systems that were never quite right start to show themselves.

Can you test for radon or mold at the same time?

Yes. Radon testing, sewer scopes, mold testing, lead paint, and asbestos sampling are all handled in-house, so anything you want added happens in the same visit rather than across three appointments.

Ready to schedule your inspection?

Book online anytime or give us a call. Get a thorough inspection, clear answers, and the information you need to move forward.