11-month warranty inspection · Homestead, FLYour builder's warranty ends soon. Make them fix it first.
Your first year in a new home is when hidden defects show up. An 11-month inspection gives you a written list to send the builder while they're still required to fix it.
- Timing
- Months 10 to 11
- On site
- 2 to 4 hours
- Report
- Same day or next morning
- Builders
- Lennar, D.R. Horton & more
What I look for in year one
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Settling cracks and gaps
Drywall cracks, nail pops, gaps at trim and doors that stick.
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Roof and attic
Missing or loose straps, insulation gaps, and leaks that only show up after a rainy season.
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Plumbing and water
Slow leaks under sinks, water heater installation, and moisture checks with a thermal camera.
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Electrical and A/C
Panel labeling, outlets, GFCI protection, and A/C performance in a full South Florida summer.
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Exterior and drainage
Stucco cracks, sealant at windows and doors, and water pooling near the house.
When should your 11-month inspection happen?
Enter the day you closed. You'll see when your 1-year builder warranty runs out and the best window to inspect, so the builder still has time to fix things.
Your warranty, in plain English
Since July 1, 2025, Florida law (s. 553.837) requires builders to warrant new homes for one year against defects that are material violations of the building code. Most builders also give their own warranty, often 1 year on workmanship, 2 years on systems and 10 years on structure. Check your paperwork, since every builder's terms are different.
The 11-month timing gives you a few weeks to send the list and get it scheduled before year one ends.
New communities around Homestead
Homestead and Florida City have more new construction than almost anywhere in Miami-Dade. Builder communities in the area include Lennar's Altamira, Coral Landings, Terra Sol, Sunstone, Aria Park, Vivant and Le Jardine, and D.R. Horton's Parker Pointe and Juniper Cove. I inspect homes from every builder.
How to get ready
- Have your closing date and warranty paperwork handy.
- Make a list of anything you've already noticed. I'll document it with photos.
- Clear access to the attic, panel, water heater and A/C.
11-Month Warranty Inspection questions
When should I book?
Around month 10 or early month 11. That leaves time to send the list before the warranty ends. Use the calculator above.
Does the builder have to fix what you find?
They're responsible for what their warranty covers and what Florida law requires. My report gives you documented, photographed items to submit.
I'm past 12 months. Is it too late?
Not for everything. Builder warranties often cover systems for 2 years and structure for 10. An inspection still tells you what's covered.
¿Hacen inspecciones de 11 meses en español?
Sí. Le explico todo en español.
Tell me about the house. I'll take it from there.
Send the address and what you need. I'll text or call you back with a quote and the next open time.
Open 7 days, 8am–8pm. Se habla español.
Your Captain is one call away.
Open 7 days, 8am to 8pm. Licensed Florida home inspector HI18810.