What Warranties Come With a New Construction Home?

One of the great advantages of new construction is the builder's warranty: a written promise that the builder will fix certain defects for a set period after you move in. But too many buyers treat that warranty as a vague comfort blanket instead of a contract. It is a contract, with coverage periods, exclusions, and claim procedures, and the only version that matters is the one in writing. Here is what to look for and what to ask.

What Is the Typical 1-2-10 Warranty Structure?

The structure most buyers will encounter is the 1-2-10 warranty, and the numbers refer to three different coverage periods. For approximately the first year, the warranty covers defects in workmanship and materials, the things you can see and touch: finish work, trim, flooring, doors, windows, and the general quality of installation. Through roughly the second year, coverage extends to major systems like plumbing, electrical, and HVAC. And for about ten years, the warranty covers major structural defects, the load-bearing elements that keep the home standing.

These ranges are the widely used industry pattern, and the actual numbers on your home come from the builder's warranty document, not from a general rule. Some builders' programs differ in the details, and the written warranty is the only authority on what you are promised.

Where Does Actual Coverage Come From?

From the builder's written warranty document, full stop. The glossy brochure, the sales pitch, and the general reputation of builder warranties are context, not coverage. The warranty document tells you exactly what is covered, what is excluded, when each coverage period begins, and the procedure for filing a claim.

That is why the most important habit is to read the warranty before you sign the contract, not after you move in. If a builder is reluctant to share it, that is information. Barbara asks for the warranty document early in the process and reviews it with her buyers, because the coverage is part of what you are paying for.

What Is Covered in the First Year?

In the first year, the warranty typically focuses on workmanship and materials: things like drywall cracks, doors that do not close right, trim gaps, flooring issues, and other visible defects in how the home was built and finished. This is the year to live in the home with a list: let the seasons cycle through, then report issues as they appear, because some problems only show up after the house settles or the weather changes.

Many buyers find a routine worth establishing: document anything that looks off as you go, and do a thorough sweep around the 11-month mark, before the first-year coverage expires. Issues reported within the window are covered per the warranty's terms; issues discovered after the window often are not.

What Do the Two-Year and Ten-Year Parts Cover?

The two-year coverage typically extends to the major systems, plumbing, electrical, and HVAC being the usual trio, so a component failure in those systems within the period may be covered as a defect. The ten-year structural coverage is the longest line of protection, aimed at major structural defects in load-bearing elements. Structural claims are the most serious and the most tightly defined, so exactly what qualifies as a "major structural defect" is a question for the written document.

Two practical notes: coverage periods usually run from the closing date, and claims generally must follow the builder's documented procedure, with deadlines. Know the deadlines before you need them.

What Is Not Covered by a Builder's Warranty?

Every warranty has exclusions, and the common ones include normal wear and tear, routine maintenance, damage caused by the homeowner, landscaping and site items, and changes or repairs made by others after closing. Appliances frequently carry their own manufacturer warranties rather than the builder's. Read the exclusions list as carefully as the coverage list: the exclusions tell you where you will be responsible.

When Does Coverage Start and How Long Do You Have to File?

Coverage almost always begins at the closing date, and each coverage period runs from that date. Claim procedures and reporting deadlines are in the warranty document, and different issues can have different windows, so the answer to "how long do I have" is always: check the document. Keep the warranty paperwork with your deed and title documents, and keep a folder of any communication with the warranty department.

What Should You Ask the Builder Before Signing?

Ask for the warranty document in writing, then ask four questions: What exactly is covered in each period? When does coverage start? How do I file a claim, and are there deadlines? And what is excluded, especially for appliances, landscaping, and systems? If anything feels vague, ask for it in writing before you sign. The broader set of pre-contract questions, including warranty specifics, is collected in our guide to what to ask the builder before signing a contract.

How Do Inspections Relate to the Warranty?

The warranty is your long-term safety net; the inspection is your move-in check. An independent inspector can document problems at closing, and a thorough final walk-through gives you a punch list before you take ownership. Issues caught at move-in are far easier to fix while everyone is still present, so pair the warranty with a proper inspection rather than relying on the warranty to catch everything later.

A warranty also reinforces the value of acting early. The first year is your best window to find and report the kind of defects warranties are designed for, and the 11-month review is a classic strategy for a reason.

About the Author

Barbara Jennings

REALTOR® · eXp Realty · Virginia License 0225179074

Barbara helps buyers navigate new construction in the Fredericksburg, VA area, including Stafford and Spotsylvania counties, plus Orange, Fairfax, King George, Caroline, Culpeper, Arlington, Alexandria, and Prince William County.

Call or Text (540) 840-1133

Last updated: October 23, 2026.