Short answer: yes, for almost every new-build owner in Palm Beach County and Broward County. Your builder's warranty is a clock. Once it runs out, every defect nobody caught becomes your repair bill. An 11-month warranty inspection starts at $325 (up to 2,500 sq. ft.) and gives you a written report to hand the builder while fixes are still free.
What an 11-month warranty inspection actually is
It is an independent inspection done shortly before your one-year builder warranty ends. We look at the roof, attic, exterior, windows, plumbing, electrical and AC for workmanship problems and defects that have developed since you moved in. You get a report formatted for your builder, so you can submit it as a clear list instead of a vague complaint.
7 defects we keep finding in new homes
Builders work fast and subcontractors vary. None of these is unusual, and all are easier to get fixed while the builder is still responsible:
- 1. Missing or loose roof tiles. They look fine from the street and leak after the first heavy storm.
- 2. Incomplete attic insulation. It shows up as higher cooling bills, not as a visible problem.
- 3. Disconnected ductwork. Your AC cools the attic instead of your rooms.
- 4. Stucco cracks. Water can get behind them and cause damage you can't see.
- 5. Window and door sealing gaps. These let in moisture and noise.
- 6. Reversed hot and cold supply lines. It sounds minor until someone gets scalded.
- 7. Grading that slopes toward the house. Water pools against the foundation after rain.
If you suspect a leak you can't trace, a Whole House Water Leak Test is a useful add-on.
So, is it worth the money?
Compare $325 with the cost of one problem found after the deadline. Re-sealing windows, reworking ductwork or fixing a roof leak can cost more than the inspection itself. Inside the warranty window, the builder pays. After it, you do. Even if we find very little, you get a documented baseline of the home's condition, which helps later with maintenance and resale.
Why you can't rely on the city or the builder
City permit inspectors check for minimum code compliance for the jurisdiction. The builder's own staff work for the builder. Neither works for you. We never repair homes we inspect and never pay referral fees, which is written into our Code of Ethics. Our only client is you.
When to book it
Book in month 10, or early month 11 at the latest. That gives your builder time to schedule repairs before coverage ends.
- Check your warranty first. Look at how and by when claims must be filed.
- Book the inspection. Schedule online or call 561-694-7716.
- Send the report in writing. Keep proof that the builder received it.
- Follow up on every item. Ask for a repair date for each one.
Buying a home that isn't finished yet? Read our guides on new-construction inspection stages in Florida and whether you need a pre-drywall inspection.
By the team at Affordable Home Inspection, led by Graham Bailey: Florida Licensed Home Inspector (HI1087), FABI Accredited Professional Home Inspector and Past President of the Florida Association of Building Inspectors. We have inspected Palm Beach County homes since 1987.
FAQs
Is an 11-month warranty inspection worth it? Yes. It finds defects while the builder must still fix them, and the cost is small compared with paying for the same repairs yourself.
How much does an 11-month warranty inspection cost? Prices start at $325 for homes up to 2,500 sq. ft. Your final price is confirmed before booking. See our pricing page for details.
When should I schedule it? In the 10th or early 11th month after closing, so the builder has time to complete repairs before the warranty expires.
Will my builder accept an independent inspector's report? Most builders do, especially when the report is organized as a clear list of issues with photos. Check your purchase agreement for any rules on timing and access.
What if the inspection finds nothing? You get peace of mind and a record of the home's condition at the end of year one.
Book your 11-month warranty inspection
Own a new build in Palm Beach County or Broward County? Don't let the warranty expire. Book your inspection or see our service areas for Palm Beach County and Broward County.
