Alberta New Home Warranty: Why You Need an 11-Month Inspection
Your Alberta new home warranty inspection is the last chance to catch first-year defects before coverage expires. Here is what I check in Calgary and area 11-month inspections.
If you bought a newly built home in Alberta in the last year or two, you have warranty coverage whether you think about it often or not. Warranty is mandatory for builders under Alberta’s New Home Buyer Protection Act, and it protects homeowners in tiers that run from the first year through the first decade. Most builders carry coverage through the Alberta New Home Warranty Program or another approved provider.
The catch is that the tiers expire. And the first-year coverage — the one that covers the widest range of workmanship and materials issues — expires the fastest. That is why a new home warranty inspection at the 11-month mark matters so much, and why I get called for these inspections regularly by buyers in Calgary, Airdrie, and the surrounding area.
How Alberta’s New Home Warranty Works
Alberta’s New Home Warranty program is structured in layers, each with a different duration and scope. The general structure looks like this:
- 1 year — Labour and materials (workmanship defects, finishes, minor systems issues)
- 2 years — Delivery and distribution systems (electrical, plumbing, heating distribution)
- 5 years — Building envelope (roof, exterior walls, windows, weather resistance)
- 10 years — Structural (foundation, load-bearing components)
Different warranty providers may use slightly different language, and specific coverage can vary by warranty certificate, so always read yours. But those four tiers are the standard framework.
The further you get from possession day, the narrower your coverage. At month 11, you still have access to the broadest tier — the one that covers the finishes, the small systems issues, the “this was not done right” items. After month 12, those are on you.
Why the 11-Month Mark Matters
Calling a warranty inspection an “11-month inspection” is not arbitrary. There are specific reasons that window is the right one.
You’ve Lived Through One Full Season Cycle
By month 11, you have been through a summer and a winter. You have seen how the home performs in heat, in cold, in chinook freeze-thaw, in heavy snow, and in spring runoff. Problems that only show up under certain conditions — ice damming, drafts, frost in the attic, grading issues during snowmelt — have had a chance to surface.
Settlement Has Happened
Newly built homes settle in their first year. Framing dries out, foundation soil compacts, and finishes move with it. Drywall cracks at door corners, floor unevenness, hairline foundation cracks, and cabinet gaps are often the result. Some of this is normal and your builder will probably patch it at the first-year walkthrough. Some of it points at more serious issues that warrant a closer look before coverage expires.
You Still Have Time to Submit Claims
An 11-month inspection leaves you four weeks to compile your findings, write up your warranty claim, and submit it to the builder before the 1-year window closes. It is enough time to get documentation in order. A 12-month inspection is too late — whatever it finds is no longer covered under the first-year tier.
What I Check at 11 Months
A new home warranty inspection is not the same as a pre-purchase inspection. The home is new, and you already own it. The point is to document anything that the builder should address under warranty, so you can submit a complete, credible claim list.
Settlement and Workmanship Issues
- Drywall cracks, particularly at door and window corners
- Nail pops and taping seams that have opened up
- Gaps between trim and walls, or trim that has separated
- Door and window operation — sticking, latching, alignment
- Floor unevenness, squeaks, or lifted flooring transitions
- Cabinet doors out of alignment, drawer operation, countertop caulking
- Grout and tile condition, especially in wet areas
Envelope Performance
- Evidence of drafts or cold spots — thermal imaging is particularly useful here
- Ice damming evidence along roof edges
- Frost or moisture in the attic after a winter cycle
- Missing or thin insulation in specific areas
- Vapour barrier gaps at outlets, lights, and attic hatches
- Caulking and sealing at windows, doors, and exterior penetrations
HVAC and Mechanical
- Furnace and hot water tank operation, filter condition, combustion air setup
- HRV or ventilation system balance and operation
- Duct register coverage in every room
- Bathroom fans actually venting outside (not into the attic)
- Plumbing fixtures for leaks, water pressure, and drain function
Electrical
- Panel labelling, breaker function, GFCI and AFCI protection where required
- Outlet and switch operation throughout the home
- Exterior outlets weatherproofed and grounded
Roof and Exterior
- Roofing condition — shingles properly sealed, flashing done right, no missed nails
- Siding, trim, and caulking condition
- Grading around the foundation and downspout discharge
- Window well drainage, weeping tile terminations
- Deck and porch structure, railings, stairs
Interior Finishes
- Paint lines, touch-up areas, visible defects
- Interior door operation
- Stair treads and railings
- Any appliance still under builder responsibility
Thermal Imaging and Moisture Testing
Warranty inspections are one of the situations where thermal imaging pulls its weight most clearly. You cannot see a cold spot in a wall with your eyes. You can see it on the thermal camera. I find missing insulation, air leakage points, and moisture issues that would be invisible on a walkaround. All of this is documented in the report with thermal and visible-light photos side by side, so the builder can see exactly what I saw.
Moisture testing catches hidden moisture behind finishes — around windows, at roof edges, at exterior penetrations — that can point at envelope failures before they show visible damage.
Both are included in every inspection at no extra charge.
The Report and What to Do With It
You get a detailed digital PDF report within 24 hours of the inspection. It is organized by system with high-resolution photos, plain descriptions, and recommendations. For a warranty inspection, the report is effectively your claim documentation — you can hand it directly to your builder along with your warranty submission.
If you have questions after reading it, I am available to talk through findings. That after-the-fact support is part of what you are paying for, and warranty inspections in particular often generate questions after you sit down with the builder.
Pricing
New construction warranty inspections are priced the same as any other inspection at my flat rates:
- Detached and semi-detached: $450 to $650 based on size, GST included
- Townhomes and duplexes: $400 to $600
- Condos: $350 to $550
Every inspection includes thermal imaging, moisture testing, and gas detection. Homes over 3,000 square feet get a custom quote.
Is an 11-Month Inspection Worth It?
If you are asking whether to spend a few hundred dollars to document issues your builder may owe you thousands of dollars in repairs for, the math is not complicated. Even one significant finding — an envelope issue, a workmanship defect, a systems installation problem — pays for the inspection several times over, and it only works if you catch it before the warranty tier expires.
If you are considering a warranty inspection, my post on why new construction inspections matter goes deeper into why new builds are not automatically defect-free. Both inspections — pre-possession and 11-month — serve different purposes, and both have their place.
Ready to Book?
If your one-year mark is coming up and you want a thorough, documented warranty inspection, now is the time. Ideally you want the inspection done with at least three to four weeks left on your 1-year coverage so you have time to submit claims. I work across Calgary, Airdrie, Cochrane, Okotoks, and Chestermere — no travel surcharge on any of them.
You can read more about my new construction inspection service or call or text me at (403) 861-7100 to book. You can also reach me on WhatsApp or send a message online.
I will give you a real, thorough inspection and a report you can actually use with your builder.
Ready to book your inspection?
If you're buying, selling, or want a clearer picture of your property, I can help. PHII-certified, thermal imaging included, detailed report within 24 hours.