You closed on a new home about a year ago. The paint is still fresh, nothing looks wrong, and the builder’s one-year warranty feels like a formality. But that first-year window is the cheapest time you’ll ever have to get defects fixed, and once it closes, most of those repairs become your bill.
An 11-month warranty inspection is a full inspection timed just before your first-year coverage ends. The goal is simple: find the problems while the builder is still responsible for them.
Why the first year matters in Louisiana
Louisiana’s New Home Warranty Act (La. R.S. 9:3141 and following) sets minimum warranties that a builder can’t reduce for a home the owner lives in:
- 1 year for defects in materials and workmanship
- 2 years for the plumbing, electrical, heating, cooling, and ventilation systems
- 5 years for major structural defects
That one-year bucket covers most of what goes wrong in a new house: the trim, drywall, doors, windows, roofing details, caulking and flashing, grading, and finish work. After month 12, those items generally fall off the builder’s plate.
The law also requires the owner to report defects to the builder in writing, by registered or certified mail, and to give the builder a chance to make repairs. An inspection report with photos makes that notice specific and hard to dispute. (This is general information, not legal advice. Read your own warranty documents and talk to an attorney about your rights.)
What we commonly find at 11 months
New homes settle, dry out, and go through their first full cycle of South Louisiana heat, humidity, and storms. That first year exposes things that weren’t visible at the final walkthrough:
- Drainage and grading. Low spots that hold water against the slab, downspouts that dump next to the foundation, and yards that settled after construction traffic.
- Roof and flashing details. Lifted or missing shingles, poorly sealed penetrations, and flashing gaps around chimneys, walls, and valleys. A drone lets us check the whole roof up close.
- Hidden moisture. Thermal imaging and moisture meters can pick up slow leaks at windows, tubs, showers, and supply lines before stains ever show.
- Attic issues. Disconnected or crushed ductwork, bath fans venting into the attic instead of outside, and insulation that was disturbed or never installed evenly.
- Cracks and settlement. Drywall cracks at corners of doors and windows, separated trim, and slab or garage floor cracks worth documenting.
- Doors and windows. Sticking doors, failed seals, missing weatherstripping, and windows that don’t latch or seal fully.
- Electrical and plumbing workmanship. Outlets that don’t work or aren’t protected where required, slow drains, minor leaks under sinks, and water heater installation issues.
- Exterior sealants. Caulking that has already pulled away at siding, brick, trim, and penetrations, which is one of the most common paths for water into a wall.
None of these are unusual. Every house is built by dozens of different trades on a tight schedule, and the best builders still miss things. The difference is whether you find them while they’re still covered.
When to schedule it
Book the inspection around month 10 or 11. That leaves enough time to send the report to your builder and get repairs scheduled before the one-year mark. Check your closing paperwork for your exact warranty start date, since it may be the closing date or the date you took occupancy.
How to use the report with your builder
- Read the report and pick out the warranty items (we’ll point out what’s workmanship versus normal maintenance).
- Send the list to your builder in writing, following the notice process in your warranty documents. Keep copies.
- Let the builder schedule repairs, then check the work before you sign off.
Book your 11-month inspection
Abacus Inspections is a licensed (LHI #20048), veteran-owned home inspector with a background as a Navy Seabee builder, licensed contractor, and construction manager. We inspect new homes across Denham Springs, Walker, Baton Rouge, Gonzales, Prairieville, and Zachary. Learn more about our new construction and 11-month warranty inspections, or schedule online and call 225-534-9359 with any questions.