Warranty Service in Year One of a New Home

New Construction · NW Metro Atlanta

The first year of ownership in a new construction home is when the builder's warranty is most active, and when the highest number of issues typically show up. Buyers who understand what's covered, how to document issues, and how to work with the builder's warranty department get better results than those who wait until problems become urgent. The 11-month warranty review is one of the most important dates on your new-home calendar. Here's a practical guide to how new home warranties work in the first year, what to expect, and how to get real value from the coverage in NW Metro Atlanta.

A practical guide to new construction warranty service in year one: what's covered, how to file claims, and the 11-month review.

"The 11-month walkthrough is a real leverage point. Buyers who prepare well for that appointment consistently get more items addressed than those who show up hoping the builder will notice things themselves."

Marna Friedman, REALTOR®, Atlanta Communities

What does a typical new home warranty cover?

Warranties vary by builder but most residential new construction in Georgia follows a similar structure:

• 1-year workmanship warranty: covers defects in the builder's construction work; the broadest and most-used coverage. Cosmetic and functional issues fall here.
• 2-year systems warranty: covers mechanical, electrical, and plumbing systems.
• 10-year structural warranty: covers major structural defects; rare but significant when they occur.
• Manufacturer warranties on appliances and equipment: pass through to you; usually 1 to 5 years depending on the item.

Read your specific warranty carefully; details vary by builder. National builders (Pulte, Meritage, Lennar, Toll Brothers, D.R. Horton) each have their own programs; regional builders vary more. See my how buying new construction works post for broader context.

What's the 11-month warranty review?

Most builders schedule an 11-month walkthrough shortly before your 1-year workmanship warranty expires. This is your opportunity to catch and submit all workmanship issues before coverage runs out. What happens:

• Walkthrough with builder representative: typically the warranty department manager or a superintendent.
• Review of your list: issues you've documented since closing.
• Additional inspection: the builder representative may find items you missed.
• Written punch list: issues to be addressed under warranty.
• Timeline for completion: when repairs will be done.

The 11-month walkthrough is where the warranty either works or doesn't. Preparation matters. Buyers who show up with a documented list get comprehensive service; buyers who show up unprepared often miss issues.

Warranty timing at a glance

The table shows what's typically covered at each stage.

Coverage varies by builder; verify your specific warranty document.

What issues typically show up in year one?

Common first-year issues:

• Settling cracks: in drywall, at corners, over doors and windows. Some are normal; larger ones need attention.
• Nail pops: drywall nails or screws pushing through paint as the framing settles.
• Door and window alignment: may need adjustment as the home settles.
• Grout and caulk cracks: at tile and countertop joints.
• HVAC balancing: zone-to-zone temperature differences; airflow issues.
• Plumbing minor issues: minor drips at fittings, sluggish drains.
• Electrical issues: outlets that don't work, occasional GFCI trips.
• Exterior grading: settling around the foundation can create drainage problems.
• Landscape issues: sod issues, drainage in the yard.
• Squeaks in floors: as sub-flooring settles.

None of these individually are reasons to panic. All are worth documenting and submitting for warranty attention. See my new construction punch list for the walkthrough-stage version.

How should you document warranty issues?

Documentation determines whether a claim gets addressed:

• Take photos immediately: when you notice something, photograph it. Include a wide shot for context and a close-up.
• Note the date: most photos are date-stamped automatically; verify metadata is on.
• Describe in writing: what the issue is, where it is, when you first noticed it.
• Keep a running list: a spreadsheet or document with all issues, dates, submission status, and resolution.
• Save all warranty correspondence: emails, submission confirmations, appointment notes.
• Note contractor visits: who came, when, what was done, whether the issue was resolved.

Good documentation makes the 11-month walkthrough substantially easier and more effective. Poor documentation makes it a scramble to remember what was wrong when.

How do you submit a warranty claim?

Most national builders use online portals for warranty submissions:

• Access the portal: credentials should have been provided at closing.
• Submit each item separately: one issue per submission is cleaner than lumped complaints.
• Include photos and description: clear, specific, dated.
• Note the urgency: some issues are emergencies (active leak, no heat), others aren't.
• Track the submission: claim number, expected response time.
• Follow up if silence: professional follow-up if you don't hear back within the stated response time.

Smaller regional builders may handle warranty by phone or email. Either way, keep a written record of every contact.

What if the builder isn't responding?

Some warranty escalation strategies when initial submissions don't produce results:

• Escalate within the warranty department: ask for a supervisor.
• Contact the sales agent: the person who sold you the home has a stake in your satisfaction.
• Contact the division manager: for national builders, the local division has escalation authority.
• Contact corporate: for national builders, corporate customer service can help.
• Document all communication attempts: which becomes evidence if issues persist.
• Georgia Contractors Board: for licensed contractor complaints if truly unresolved.
• Legal counsel: for significant structural or contractual issues.

Most warranty issues resolve without escalation. Some require persistence. Very few require legal action; that's a last resort after other paths have been tried.

What's not covered under warranty?

Common exclusions worth knowing:

• Normal wear and tear: not a warranty issue.
• Homeowner damage: if you did it, it's not covered.
• Cosmetic issues noticed after closing: if you didn't note it at walkthrough, some builders push back.
• Landscape issues after establishment: once landscape has been accepted, ongoing care is homeowner responsibility.
• Consumables: HVAC filters, batteries, light bulbs.
• Damage from settling within normal ranges: some settling cracks are expected.
• Weather damage: not covered by warranty (that's insurance).

Read the specific warranty document for your builder's exclusions. Some are more generous than others.

How does warranty service differ between national and regional builders?

Warranty experience can vary significantly based on the builder's size and structure:

• National builders (Pulte, D.R. Horton, Lennar, Meritage, KB Home): typically have dedicated warranty departments, online submission portals, and formal escalation paths. Service can be efficient when the systems work well; frustrating when they don't and you're a small account in a large operation.
• Regional builders: often more personal service; direct access to the superintendent or owner. Smaller staff can mean slower response but more attentive resolution when they respond.
• Custom builders: usually the most hands-on warranty service; direct relationship with the builder or project manager who built your home.
• Public vs. private builders: public builders often follow more standardized processes; private builders may be more flexible on discretionary items.
• Long-established vs. newer companies: established builders have refined their processes over time; newer builders may still be developing their warranty operations.

None of this predicts individual experience with certainty; well-run smaller builders often out-service poorly-run national builders. Ask past buyers of the specific builder about their warranty experience before committing. My questions to ask a builder post has more.

Frequently Asked Questions

Should I submit small cosmetic issues or wait?

Submit them. Small issues accumulated over the year add up; catching them individually is better than a huge list at month 11. Most builders don't mind smaller submissions during the year, and it establishes a record.

What if I miss the 11-month walkthrough?

Contact the builder immediately. Some will still walk with you or accept a list a few weeks late; others hold to the deadline. Better to reach out even if late.

Is warranty coverage transferable if I sell?

Depends on the builder and warranty document. Some warranties transfer to the next owner (especially structural coverage); others don't. Check specifics before assuming.

What about issues that show up in year 2 or later?

Systems coverage applies through year 2. Structural coverage through year 10. Cosmetic and workmanship coverage typically ends at year 1. Beyond the warranty window, issues are homeowner responsibility.

Does warranty cover damage from contractor issues (sub-trades)?

Yes generally, if the issue is a construction defect. The builder coordinates with sub-trades to complete warranty work; from your perspective, you deal with the builder's warranty department, not the sub-trades directly.

Considering new construction in NW Metro Atlanta?

Understanding warranty coverage is part of buying new construction well. I help buyers understand what to expect and how to protect their interests through the first year. Read my new construction guide, my Companion, or reach out to talk through a specific purchase.

Marna Friedman is a licensed REALTOR® with Atlanta Communities Real Estate Brokerage serving NW Metro Atlanta. Warranty terms vary by builder; this article is general guidance, not legal advice. Consult qualified professionals for your specific situation. Equal Housing Opportunity.