Guide · Calgary new builds

11-Month Warranty Inspection Checklist

Your complete guide to documenting issues before your Year 1 warranty expires. What to check each season and the final comprehensive checklist.

20 min readPublished January 22, 2025 · Reviewed By REP YYCPRPTY Network

Critical Deadline Warning

Your Year 1 (workmanship) warranty coverage expires 12 months from your possession date. Any defects in labor and materials must be reported IN WRITING before this deadline. Issues reported after this date will be denied coverage. Don't wait until the last week - submit your final list at least 30 days before your anniversary date.

32
Seasonal Checkpoints
Throughout your first year
48
Final Checklist Items
Before month 11
30
Days Buffer
Submit before deadline

Why Seasonal Inspections Matter

Many new build defects only reveal themselves under specific conditions. A home that seems perfect in September may show significant issues after experiencing its first Calgary winter. By checking your home each season, you'll catch issues that would otherwise be missed until after your warranty expires.

The Calgary Factor

Calgary's extreme temperature swings (-30C to +30C), freeze-thaw cycles, and dry winters stress homes in ways that mild climates don't. Issues like thermal bridging, ice dams, foundation cracks, and stucco failures are common here and often appear during specific seasons. Don't wait until month 11 to start looking.

Seasonal Inspection Guide

Fall (Before First Winter)

September - October

Test heating system before you need it

Run furnace to verify operation, check for strange noises or smells

HVAC

Check weatherstripping on all exterior doors

Feel for drafts around door edges with door closed

Envelope

Verify windows close and seal properly

Lock windows and check for air infiltration

Envelope

Inspect exterior caulking before freeze

Gaps expand in cold weather - fix before winter

Envelope

Check attic insulation depth and coverage

Verify no gaps, proper depth for R-50

Insulation

Clean gutters and verify downspout extensions

Prepare for fall rain and winter ice

Exterior

Test sump pump if you have one

Pour water in pit to verify operation

Plumbing

Verify HRV/ERV is operational

Critical for winter air quality in tight homes

HVAC

Winter (First Calgary Winter)

December - February

Monitor for cold spots in walls and floors

Indicates insulation gaps or thermal bridging

Insulation

Check for frost or condensation on windows

Interior condensation indicates humidity/seal issues

Windows

Look for ice dams on roof edges

Indicates attic insulation or ventilation problems

Roof

Monitor furnace cycling frequency

Short cycling indicates sizing or airflow issues

HVAC

Check for drafts at outlets on exterior walls

Common air leakage point - easy fix if caught

Envelope

Verify garage heater works if equipped

Test before you really need it

HVAC

Check for water stains after snow melts

Roof leaks often appear after heavy snow

Roof

Monitor humidity levels (30-40% ideal)

Too high causes condensation, too low causes health issues

HVAC

Spring (Post-Winter Assessment)

March - April

Inspect foundation for new cracks

Freeze-thaw cycles reveal foundation issues

Foundation

Check basement walls for moisture or staining

Spring thaw is prime time for water intrusion

Foundation

Inspect grading - has soil settled away from foundation?

Settlement is common in first year

Exterior

Look for stucco cracks that appeared over winter

Thermal expansion reveals thin spots

Exterior

Check roof for damaged or missing shingles

Wind and ice damage becomes visible in spring

Roof

Verify sump pump activates during spring melt

Real-world test of system

Plumbing

Inspect window and door caulking

Winter shrinkage may have opened gaps

Envelope

Check fence posts for frost heave

Common first-year issue in Calgary

Exterior

Summer (Before 11-Month Deadline)

Before Your Year 1 Anniversary

Test air conditioning system thoroughly

Verify cooling capacity and operation

HVAC

Check all doors and windows for operation

Heat expansion may reveal alignment issues

Envelope

Inspect driveway and walkways for cracks

First-year settling cracks should be documented

Exterior

Check deck boards and railings

Warping and movement after seasonal changes

Exterior

Final interior inspection - all rooms

Drywall cracks, paint issues, flooring problems

Interior

Test all appliances one more time

Document any issues before warranty expires

Appliances

Run all plumbing fixtures

Check for leaks, slow drains, water pressure

Plumbing

Document ALL outstanding issues in writing

Submit to builder before 12-month deadline

Critical

The 11-Month Final Inspection

Timing Your Final Inspection

Many builders offer a formal 11-month inspection. Even if yours doesn't, you should conduct your own comprehensive review and submit all findings in writing before your warranty expires.

  • Month 10: Start your comprehensive inspection
  • Month 10.5: Compile and submit your written list to builder
  • Month 11: Follow up on builder response and schedule repairs
  • Month 11.5: Buffer for any additional issues discovered

Complete Final Checklist

1Interior Finishes

Drywall cracks at corners, seams, or around openings

Paint touch-ups needed (coverage, color consistency)

Flooring issues (squeaks, gaps, damage)

Trim and baseboard gaps or damage

Cabinet doors and drawers alignment

Countertop seams and caulking

Interior door operation and alignment

Closet shelving and rods secure

2Plumbing

All faucets operate smoothly without leaks

Toilet operation and stability

Water pressure adequate at all fixtures

Hot water reaches all fixtures quickly

Drain flow adequate (no slow drains)

No water stains under sinks

Dishwasher drains and operates properly

Washing machine connections secure

3Electrical

All outlets functional (test with tester)

All switches operate correct fixtures

GFCI outlets test and reset properly

Smoke detectors test successfully

CO detectors test successfully

Exterior outlets work

Garage outlets work

Doorbell and intercom functional

4HVAC

Heating reaches all rooms adequately

Cooling reaches all rooms (if equipped)

No unusual furnace noises

Airflow adequate at all registers

HRV/ERV operates properly

Bathroom exhaust fans work

Range hood exhausts properly

Thermostat programming works

5Windows & Doors

All windows open, close, and lock

Window seals intact (no condensation between panes)

Exterior doors close and latch properly

Weather stripping intact

No drafts around frames

Screens intact and fit properly

Garage door operates smoothly

Garage door safety reverse works

6Exterior

Stucco/siding condition (cracks, damage)

Caulking intact around windows/doors

Gutters slope properly, no standing water

Downspout extensions in place

Grading slopes away from foundation

Driveway and walkway condition

Fence condition (if included)

Deck condition and attachment

How to Submit Your Warranty List

1

Document Everything with Photos

For each issue, take clear photos showing the problem and its location. Include a reference point (like a ruler or your hand) for scale when relevant. Date stamp your photos.

2

Create a Numbered List

Format your submission with numbered items. For each: location, description of defect, when you noticed it, and photo reference number. Be specific and factual.

3

Submit in Writing with Proof of Delivery

Email your list to the builder's warranty department (request read receipt). Also send hard copy via registered mail. Keep copies of everything. The date of submission is what matters.

4

Request Response Timeline

In your submission, request written response within 10 business days confirming receipt and outlining their repair plan. Follow up if you don't receive acknowledgment.

What If Builder Disputes Items?

Common Builder Responses and How to Handle Them

  • "That's normal settling/shrinkage" - Request the specific tolerance standard. Get independent assessment if cracking or movement seems excessive.
  • "That's cosmetic, not covered" - Ask for written explanation of what makes it cosmetic vs functional. If it affects performance (drafts, leaks, etc.), it's not cosmetic.
  • "We already fixed that" - Review your records. If repair was inadequate, document the continued issue and resubmit.
  • "You should have reported earlier" - As long as you're within the warranty period, timing of discovery doesn't invalidate the claim. Some issues take time to appear.

After Year 1: What's Still Covered

Remaining Coverage After Year 1

  • Years 1-2: Distribution systems (electrical, plumbing, HVAC)
  • Years 1-5: Building envelope (water penetration, exterior cladding)
  • Years 1-10: Major structural defects (foundation, load-bearing)

Even after Year 1, continue documenting issues that fall under these categories and submit claims promptly. Don't wait until the next deadline approaches.

Sample Submission Format

// Example warranty submission format

To: [Builder] Warranty Department

From: [Your Name], [Address]

Date: [Date]

Subject: Year 1 Warranty Items - [Address]

Possession Date: [Date]

Warranty Expiry: [Date]


DEFICIENCY LIST:


1. LOCATION: Master bathroom

ISSUE: Exhaust fan not venting properly

DETAIL: Mirror fogs excessively, humidity not clearing

DISCOVERED: [Date]

PHOTOS: #1, #2


2. LOCATION: Basement floor, NW corner

ISSUE: Crack in concrete, approximately 3mm wide

DETAIL: Crack runs 4 feet along wall junction

DISCOVERED: [Date]

PHOTOS: #3, #4, #5


[Continue for all items...]


Please confirm receipt and provide repair timeline within 10 business days.

Bottom Line

Your Year 1 warranty is valuable protection, but only if you use it. The deadline is firm - issues reported after 12 months will not be covered under workmanship warranty, regardless of merit.

Don't wait until month 11 to start looking. Check your home seasonally, document issues as they appear, and submit your comprehensive list well before your anniversary date. The few hours you invest in this process can save thousands in repair costs.

Keep copies of everything. If you ever need to escalate to the warranty provider or pursue legal remedies, your documentation trail will be critical. A well-organized submission also demonstrates to the builder that you're informed and serious about getting issues resolved.

Source note

Sources
Jurisdiction
Alberta, Canada (Calgary and surrounding municipalities)
Applies to
New construction homes purchased from a builder in Calgary and the surrounding Alberta municipalities.
Last reviewed
2026-09-03
Limitations
General information written for Alberta buyers. It does not describe any specific builder's contract, any specific lot, or your financial situation.
What you should verify
The exact wording of your purchase agreement, the builder's current incentive sheet, warranty enrolment for the specific home, and any figure you intend to rely on.

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