Builder Warranty: How Long It Lasts and What It Covers
A builder warranty is the builder’s written promise to repair defects in the workmanship, materials, and major components of a new home for a set period after it’s finished. A commonly seen structure has three tiers: roughly one year on workmanship and materials, around two years on the plumbing, electrical, and mechanical systems, and a longer term, often up to ten years, on major structural defects. That’s typical, not universal. The actual terms depend on your builder, your contract, and your state.
The warranty is one of the least-read documents in a home build. People skim it at closing with a pen in their hand and then go looking for it eleven months later. Read it before you sign the construction contract, while you can still ask questions.
What does a builder warranty cover?
A builder warranty covers defects in the work the builder and their trades performed. In the common tiered structure, the coverage looks like this:
Workmanship and materials. The fit and finish of the house: drywall, paint, trim, flooring, tile, cabinets, doors, roofing, and siding. This is where most requests come from, and it carries the shortest term.
Systems. The parts behind the walls that deliver water, power, and air: plumbing pipes, electrical wiring, and ductwork. Note that this usually means the distribution systems, not the equipment attached to them.
Structural. Major defects in load-bearing elements like the foundation, framing, beams, and roof structure that affect the safety or livability of the home.
Most written warranties also reference performance standards, which define what counts as a defect. For example, how wide a crack in a slab or a gap in a floor has to be before the builder is obligated to fix it. Ask to see those standards. They answer most arguments before they start.
How long do builders warranties last?
The construction warranty period depends on the tier. The pattern you’ll see most often is about one year for workmanship and materials, about two years for systems, and a longer period, commonly up to ten years, for structural defects. Some builders offer longer terms or different breakdowns, and some states set their own minimums or have laws that apply regardless of what the contract says.
Two details matter as much as the length:
When the clock starts. Usually at closing, substantial completion, or move-in, whichever your contract names.
Notice deadlines. Many warranties require you to report an item in writing before the period ends. Mentioning it to the superintendent in the driveway may not count.
Because warranty law varies so much by state, have your attorney review the warranty section if you have questions about your rights beyond the written document.
What isn’t covered by a new home construction warranty?
Exclusions vary, but these show up on most lists:
Normal wear and tear and damage caused by the owner or others after move-in
Homeowner maintenance, such as caulking, filter changes, and keeping drainage clear
Normal material behavior, like minor shrinkage, hairline concrete cracks, and seasonal wood movement within the stated tolerances
Appliances and equipment covered by a manufacturer’s warranty
Weather and other events that homeowner’s insurance is meant for
Work by others, including trades you hired directly and changes made after closing
Landscaping, in many warranties, beyond a short establishment period or at all
Neglected maintenance can also affect coverage. If the warranty says to maintain the grading away from the foundation and a new flower bed traps water against the house, expect a conversation.
How is a builder’s warranty different from manufacturer and third-party warranties?
You’ll usually end up with three kinds of coverage, and it helps to know which one to call.
The builder’s warranty covers the builder’s workmanship and the installation.
Manufacturer warranties cover products: appliances, water heaters, HVAC equipment, windows, roofing, and so on. Terms are set by each manufacturer, and some require registration. Your builder should pass these along at closing.
Third-party warranties are programs some builders buy from a warranty company, often to back the structural coverage. If your builder uses one, ask for the actual booklet, since that document controls what’s covered and how claims work.
There may also be warranties implied by your state’s law. That’s a question for an attorney, not a builder.
How do you make a builder warranty request?
Read the warranty first to see if the item is covered and what the standard is.
Submit it in writing, the way your builder specifies, with photos and the location.
Separate emergencies from routine items. An active leak, no heat in winter, or a loss of power gets a phone call right away. A sticking door goes on the list.
Batch non-urgent items. Many builders ask for one list early on and one near the end of the first year, which is more efficient for everyone than a request every week.
Provide access for the trades, and keep a record of what was done and when.
Problems you notice before or at move-in aren’t warranty items yet. They belong on the punch list that comes out of your final walkthrough.
What should you do before the warranty period ends?
Do your own walkthrough about a month before the first-year coverage expires. Houses settle and dry out over their first year, so this is when nail pops, small drywall cracks, and doors that need adjusting tend to appear.
Walk every room with the same care you used at the final walkthrough
Check the exterior, including caulk joints, grading, and drainage
Consider an independent inspection if you’d like a second set of eyes
Submit one written list before the deadline, and keep proof of the date you sent it
Put the date on your calendar the day you close. Our Home Construction Checklist (Homeowner Edition) is a good place to keep track of steps like this so they don’t depend on your memory. And since the warranty terms live in your contract, it’s worth understanding what else belongs in a custom home builder contract.
Frequently asked questions
How long is a builders warranty on a new home?
It’s commonly tiered: about one year for workmanship and materials, about two years for systems, and up to ten years for major structural defects. Terms vary by builder, contract, and state, so check your own document.
Does a builder warranty transfer to a new owner?
Sometimes. It depends on the wording of the warranty and, for third-party programs, on the program’s rules. Ask before you sell or buy.
Are appliances covered under a builder warranty?
Usually not directly. Appliances and equipment are typically covered by their manufacturers, though the builder is generally responsible for installing them correctly.
What if my builder won’t honor the warranty?
Put your request in writing, follow the dispute process in your contract, and talk to an attorney in your state about your options.
BTW, if you want a step-by-step system that keeps you organized from the first meeting through closeout and warranty, grab our Home Construction Checklist (Homeowner Edition) over at the Building Optimal Shop. Proceeds go to benefit, Exponencialistas, my non-profit investing in entrepreneurs transforming their communities in Latin America.