A new home can develop fit, finish, or system concerns after you move in. I provide an independent 11-month builder warranty inspection of visible and accessible conditions before the deadline stated in your builder paperwork. I work for you, not the builder, and review my observations with you. An inspection does not promise that a builder will accept a claim or make repairs. Check your warranty documents early so you have time to arrange access and submit any notice the builder requires.
Start with your builder’s warranty terms
“11-month” is a common scheduling point, not a universal deadline or a guarantee of coverage. Your warranty documents control notice dates, covered items, exclusions, and the claim process. Note the deadline and ask the builder how to submit concerns. If the deadline is near, contact the builder promptly rather than waiting for an appointment. I cannot change your contract or determine which items the builder will cover.
Before the visit, make a list of each concern, when it appeared, and whether it changes with weather or use. Dated photos can help you track what you have noticed. Include recurring door or window problems, cracks, stains, odors, drainage concerns, or equipment that seems abnormal. I use your history to understand the issue and focus my inspection, but it does not determine warranty coverage.
What happens during the visit
I visually inspect accessible areas and operate components when conditions allow, looking for concerns such as water entry, damaged finishes, or items that may need further evaluation. I do not open finished walls or dismantle equipment. Concealed conditions may not be visible, and some questions require a specialist. My construction background informs how I evaluate visible conditions, but it does not make this a destructive inspection or a specialist assessment.
Plan for about two to three hours, depending on the property. I encourage you to attend, point out concerns, and ask questions as I work. I work exclusively for you and do not repair homes I inspect. I hold Washington inspector license #966, am an InterNACHI Certified Professional Inspector, and hold IAC2 certification.
Make the inspection useful
Gather your warranty papers, builder service requests, maintenance records, and issue list. Tell me about access problems or conditions that occur only in certain circumstances. Arrange entry and clear personal items from areas you want checked; I can assess only what is safely accessible. If an item is intermittent, your notes about when it occurs can help me understand what to look for during the visit.
You are welcome to attend, but leave inspection work to me. Do not remove electrical covers or open building assemblies. I will explain if a locked area, shut-down system, or weather limits the inspection. I serve Kitsap and Pierce Counties and nearby Puget Sound and Olympic Peninsula communities.
Review findings and follow the builder’s process
I review detailed findings with you, including inspection limitations and situations in which further evaluation may help. When you contact the builder, describe the location and condition, refer to relevant observations or photos, and keep copies of your correspondence. The builder decides claims under its own terms; I do not decide coverage or represent the builder.
My report records conditions I observed that day. It is not a warranty, code-compliance decision, repair specification, or assurance that every defect will be found. If the builder disputes an item, ask what documentation or specialist review it needs. I can explain my observations, but I do not negotiate claims or make repairs for the builder. Questions involving concealed conditions, medical concerns, laboratory results, or engineering analysis may require appropriately qualified specialists; my inspection is not a substitute for those services.
Questions before you book
Does an inspection extend my warranty or guarantee a repair?
No. My inspection does not change your contract, extend a deadline, or require the builder to accept a request. Confirm the notice rules in your warranty documents and contact the builder about its process.
Should I wait until the end of the eleventh month to book?
No. Check the actual notice deadline in your documents and allow time for scheduling and builder follow-up. If the deadline is near, notify the builder promptly rather than waiting for my appointment.
Can you inspect an issue inside a wall or tell me exactly how it should be repaired?
I report observable conditions; I do not open finished walls or repair homes I inspect. A concealed condition or a question about how to repair it may need evaluation by a qualified specialist.
Check the deadline in your warranty documents, then schedule through the booking page. Bring your concerns and paperwork; I will inspect for you and review what I observe, including any limits on what I could access or assess.
Schedule your inspection