Builder Warranty Inspections in Charleston, Summerville & the Lowcountry
Your new home has been through nearly a year of everyday use. Before your builder warranty expires, now is the time to have it inspected again. An 11-month builder warranty inspection can identify defects, installation issues, and conditions that have become apparent since you moved in. Patriot Home Inspections provides independent warranty inspections, thermal imaging, detailed digital reports, and clear documentation you can provide to your builder before the warranty period ends.
During your first year in a new home, the building and its systems experience changing temperatures, humidity, rainfall, and everyday use. Materials dry and settle, systems operate through different seasons, and conditions that weren’t visible before closing can begin to reveal themselves. Your builder warranty gives you a limited opportunity to report covered concerns. An independent inspection before that warranty expires helps you identify and document conditions you may want to bring to your builder’s attention.
What Is an 11-Month Builder Warranty Inspection?
An 11-month warranty inspection is a comprehensive evaluation of your home’s visible and accessible systems and components performed near the end of the builder’s typical one-year warranty period. We inspect the roof, exterior, structure, electrical system, plumbing, heating and cooling equipment, attic, interior, installed appliances, and other accessible components of the home.
The timing is intentional. After living in the home for most of a year, defects that weren’t visible at closing may have had time to become apparent.
The inspection gives you an independent assessment of the home’s current condition and documentation you can provide to your builder before applicable warranty deadlines expire.
What to Expect
A Lot Can Change During the First Year
Your home has now experienced months of normal use and, depending on when you moved in, different weather conditions and seasons.
During that time, you may begin to notice drywall cracks, sticking doors, drainage concerns, plumbing leaks, HVAC issues, flooring movement, or other conditions that weren’t apparent when the home was brand new.
Other problems may develop in areas you don’t routinely see, such as the attic, crawl space, roof, electrical panel, or beneath plumbing fixtures.
At Patriot Home Inspections, we evaluate the home’s visible and accessible systems and components to identify defects, safety concerns, installation issues, and conditions that may warrant repair or further evaluation.
Our goal is simple: help you identify and document concerns before your builder warranty expires.
Don’t Wait Until the Warranty Deadline
Most builder warranties have specific procedures and deadlines for submitting warranty requests. Waiting until the final few days can leave little time to inspect the home, review the report, and submit concerns to your builder.
Ideally, schedule your inspection around the 10th or 11th month after closing, leaving enough time to review the findings and follow your builder’s warranty-claim process.
Before scheduling, review your warranty documents so you understand:
When your warranty period expires
Which components are covered
How warranty requests must be submitted
Whether different systems have different warranty periods
Any documentation your builder requires
The inspection identifies and documents observed conditions. Your warranty documents ultimately determine whether a particular item is covered.
Inspection Coverage
What We Inspect
A comprehensive evaluation of the home’s visible and accessible structural components, major systems, and installed features near the end of your builder warranty period.
structure
Foundation & StructureVisible foundation components, floor systems, structural framing, columns, beams, and accessible crawl-space or basement structural conditions.
Interior
Interior ComponentsWalls, ceilings, floors, stairs, railings, windows, doors, cabinets, countertops, fireplaces, and other visible interior components.
Exterior
Exterior ComponentsSiding, trim, windows, exterior doors, decks, porches, balconies, walkways, grading, drainage, and other accessible exterior components.
ELECTRICAL
Electrical SystemService equipment, panels, accessible wiring, receptacles, switches, GFCI/AFCI protection, grounding components, lighting, and other visible electrical components.
PLUMBING
Plumbing SystemVisible supply and drain piping, fixtures, faucets, toilets, tubs, showers, water heaters, functional flow and drainage, and evidence of leakage.
HVAC
Heating & CoolingAccessible heating and cooling equipment, thermostats, distribution systems, visible ductwork, condensate systems, and normal operating controls.
ROOFING
Roofing SystemRoof coverings, flashing, penetrations, chimneys, gutters, drainage components, and visible roof structure from safely accessible areas.
Attic
Attic & InsulationAccessible roof framing, sheathing, insulation, ventilation, visible electrical components, ductwork, and evidence of moisture intrusion.
kitchen & appliances
Kitchen & Installed AppliancesCabinets, countertops, sinks, plumbing fixtures, accessible electrical components, ventilation, and installed appliances operated using normal controls.
Your Report
Document Concerns Before Your Warranty Expires
After the inspection, you’ll receive a detailed digital report documenting significant concerns observed throughout the home.
Findings include photographs and straightforward descriptions showing what was observed and where it was located. This gives you organized documentation you can review when preparing your warranty request.
Your report can help identify:
Visible defects and safety concerns
Installation or workmanship issues
Conditions that have developed since closing
Systems or components that aren’t operating properly
Items that may warrant additional evaluation
Concerns to discuss with your builder
The report identifies observed conditions. Whether an item qualifies for repair under your builder warranty depends on the terms and coverage of your specific warranty.
High-Resolution Photos
Important findings are documented with clear photographs.
Builder-Ready Documentation
Easily reference and share findings when communicating with your builder.
Clear Descriptions
Straightforward explanations identify the concern and its location.
Delivered Within 24 Hours
Your digital report is accessible from your phone, tablet, or computer.
Client Attendance
You’re Welcome to Attend
You’re encouraged to attend your builder warranty inspection whenever possible.
Because you’ve lived in the home for several months, this inspection is also a good opportunity to tell us about concerns you’ve noticed since moving in.
Maybe a room doesn’t cool properly. A door has started sticking. You’ve noticed water collecting near the foundation after heavy rain. A plumbing fixture occasionally leaks. Those observations can provide useful context during the inspection.
Attending gives you an opportunity to:
Show us concerns you’ve noticed
See significant findings firsthand
Ask questions about our observations
Better understand the home’s systems
Know what you may want to discuss with your builder
Can’t attend? That’s not a problem. Let us know about any specific concerns beforehand, and your detailed digital report will document our inspection findings.
local builder warranty inspections
Builder Warranty Inspections Across the Charleston Area
Independent 11-month warranty inspections for homeowners throughout Charleston, Summerville and surrounding Lowcountry communities.
With extensive new construction throughout Nexton, Cane Bay, Carnes Crossroads and surrounding communities, many Summerville homeowners are approaching the end of their initial builder warranty. We help identify and document concerns before that warranty expires.
New construction continues throughout Moncks Corner and surrounding Berkeley County communities. An 11-month warranty inspection gives homeowners an independent evaluation of the home after months of use and time to document concerns before their warranty expires.
If you’re approaching the first anniversary of a newly built home in Goose Creek, now is the time for another look. After months of everyday use, conditions may have become apparent that weren’t visible at closing. An 11-month warranty inspection helps document those concerns before your builder warranty expires.
New and custom homes on Daniel Island can include complex systems and components that have now experienced months of everyday use. A warranty inspection can identify and document conditions that weren’t apparent at closing before applicable warranty deadlines expire.
From new infill construction to larger developments throughout Charleston, your home’s first year can reveal conditions that weren’t apparent at closing. An 11-month inspection helps identify and document concerns before applicable builder warranty deadlines expire.
With substantial residential construction throughout Johns Island, many homeowners are approaching the end of their first year in a new home. We provide independent warranty inspections to identify and document concerns before applicable builder warranty deadlines expire.
builder warranty inspection faq
What Homeowners Ask About 11-Month Inspections
Answers to common questions about timing, warranty coverage, builder repairs, and what to expect from your inspection.
When should I schedule my 11-month warranty inspection?
Ideally, schedule the inspection during the 10th or 11th month after closing. This gives you time to receive the report, review the findings, and submit applicable concerns according to your builder’s warranty procedures before the deadline.
Why wait until the 11th month to do the inspection?
Living in the home for several months gives certain conditions time to become apparent. The home has experienced everyday use, changing weather, and seasonal operation of its systems while still leaving time to report concerns before the typical one-year warranty expires.
What if I already had a new construction inspection before closing?
You should still consider an 11-month warranty inspection. Conditions can develop or become visible after you’ve lived in the home and operated its systems for several months. The two inspections occur at different points in the home’s first year and serve different purposes.
Does the inspection determine what’s covered by my builder warranty?
No. We identify and document visible conditions observed during the inspection. Your builder’s warranty documents determine coverage, exclusions, deadlines, and whether a particular item qualifies for repair.
Will my builder fix everything in the inspection report?
Not necessarily. That depends on your warranty, applicable standards, construction tolerances, and the nature of each finding. Our role is to independently inspect the home and clearly document the conditions we observe.
Should I tell you about problems I’ve noticed?
Absolutely. You’ve lived in the home and know how it behaves day to day. Tell us about rooms that don’t heat or cool properly, intermittent plumbing issues, drainage concerns, sticking doors, unusual noises, or anything else you’ve noticed since moving in.
What if my one-year warranty has already expired?
Check your warranty documents before assuming you’re out of coverage. Different components may have different warranty periods, and manufacturer warranties may apply separately. Even when the initial builder warranty has expired, an inspection can still help you understand the home’s current condition.
How much does an 11-month warranty inspection cost?
Pricing depends on the home’s size, construction type, location, and complexity. Call 843-386-9100 for a quote based on your home.
Where We Work
Serving Summerville, Charleston, & The Lowcountry
Professional home inspections throughout the Summerville, Charleston and the Lowcountry including Dorchester, Charleston, Berkeley, and Colleton counties.
Daniel Island
Serving Charleston’s island community
James Island
Serving the Charleston peninsula gateway
Johns Island
Serving rural and coastal communities
West Ashley
Serving communities west of the Ashley
Charleston
Serving the historic Charleston peninsula
Mount Pleasant
Serving communities east of the Cooper
North Charleston
Serving the greater North Charleston area
Moncks Corner
Serving Berkeley County communities
Hanahan
Serving central Berkeley County
Goose Creek
Serving growing Berkeley County communities
Summerville
Serving the heart of the Lowcountry
What We Offer
Our Home Inspection Services
Professional Inspections for Buyers, Sellers, and Homeowners. Patriot Home Inspections offers a range of inspection services designed to help clients understand the true condition of a property.
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Inspection and documentation to verify the foundation meets HUD, FHA, and VA permanent foundation guidelines required by many lenders.
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