11-Month Warranty Inspection in New Braunfels, TX

Brand new homes in New Braunfels, San Antonio, and the Hill Country come with a one-year builder warranty. The day that clock runs out, every defect becomes your problem. An 11-month warranty inspection is your last chance to make the builder fix the things they should have caught the first time.

Quick Answer: An 11-month warranty inspection is a TREC-licensed home inspection performed in the eleventh month after closing on a new construction home, before the builder's one-year warranty expires. It catches defects, settled grading, drywall cracking, HVAC short cycling, and plumbing issues that emerge after a year of real-world use. In New Braunfels, expect to pay $350 to $550 depending on size.

An 11-month warranty inspection in New Braunfels, TX is one of the most underused tools available to new home buyers. You closed on a beautiful new build in Veramendi, Vintage Oaks, or Mayfair, the punch list was finished, and life moved on. Eleven months later, that's when an inspector needs to walk through and document every defect that's surfaced during the first year of living in the home.

True South Home Inspection (TREC #24687) is led by Kevin Cearley, a Certified Professional Inspector through InterNACHI with formal credentialing in new construction and warranty inspections. We work with new home buyers across New Braunfels, San Antonio, Bulverde, Boerne, Schertz, and the wider Hill Country corridor.

Why an 11-Month Warranty Inspection Matters

Your builder's standard one-year warranty covers workmanship and materials. After that, most coverage drops to limited structural and major systems only. The day your warranty expires, every cosmetic crack, leaking fitting, or soft-closing door becomes a maintenance call you pay for.

An 11-month warranty inspection puts a TREC-licensed third party between you and a builder who has zero financial incentive to find problems on their own. We document deficiencies in writing, with photos, on the standardized REI 7-6 report that builders are accustomed to receiving.

What Shows Up at 11 Months That Wasn't There at Closing

The defects we find at the 11-month mark fall into a few clear categories. Some are settling. Some are workmanship that didn't show until use. Some are quality-control misses that should have been caught at builder walkthrough.

Drywall and Cosmetic

Texas Hill Country homes settle. Expansive clay soils flex through the first wet-dry cycle, and a brand new home will show:

Drywall cracks at door and window corners
Nail pops along ceilings and walls
Trim separation at baseboards and crown molding
Caulk failure at tile, tubs, and exterior siding
Doors that drag or won't latch

HVAC and Mechanical

A year of use is when HVAC misses surface. We commonly find:

Insufficient airflow in master bedrooms and back rooms
Condensate lines that drip or back up
Returns sized too small for the system
Refrigerant lines kinked or improperly insulated
Thermostat wiring that's intermittent

Plumbing

The first year of use will reveal:

Slow drains from incomplete pipe slope
Hose bibs leaking at the spigot
Water heater venting that's too close to insulation
Leaks at supply line connections under cabinets
Toilets that rock on the flange

Roof and Exterior

We climb the roof on every 11-month inspection and look for:

Missing or damaged shingles from weather and trades
Improperly sealed pipe boots and roof penetrations
Flashing gaps at chimneys and skylights
Soft fascia from improper drip edge installation

Foundation and Drainage

Hill Country foundations move in the first year. By month eleven we look for:

Negative grade at the perimeter
Slab edge cracks above hairline
Visible separation at brick veneer
Standing water in low spots after rain

How Much Does an 11-Month Warranty Inspection Cost in New Braunfels?

Pricing tracks the same scale as any standard inspection: $350 to $550 for homes under 3,000 square feet, with larger or more complex properties priced accordingly. Add-on services frequently chosen by warranty-inspection clients include:

Thermal imaging to check insulation gaps and missed framing
Drone or alternative roof inspection methods
Sewer scope (yes, even on new homes, defects do show up)

Get a price for your specific home with the online quote tool or call 737-414-2364.

Timing: When Exactly to Schedule

The sweet spot is between month 10 and month 11.5 of ownership. That gives you:

Real-world data on the home's first full seasonal cycle
Time to send the report to the builder
Time for the builder to schedule and complete repairs
Buffer before the warranty actually expires

Cutting it to the last week is risky. Builders use scheduling time as friction. Don't give it to them.

What to Do With the Report

You'll get a digital report inside 24 hours, complete with photos and deficiency descriptions. Send it to your builder's warranty coordinator in writing, request acknowledgment, and keep your inspector's report on file. If a dispute arises, the report is your documentation.

Some defects (drywall cracks, nail pops) are routine. Builders will batch them into a single warranty visit. Others, like HVAC undersizing or grading defects, are larger and take real negotiation. Having a third-party report makes that conversation shorter.

Service Area for 11-Month Warranty Inspections

We serve new home buyers throughout the Greater New Braunfels area, including:

New Braunfels (Veramendi, Mayfair, Westpointe Village, Vintage Oaks)
San Antonio (Stone Oak, Alamo Ranch, Cibolo Canyons)
Schertz, Selma, Cibolo
Bulverde and Garden Ridge
Boerne, Fair Oaks Ranch
Canyon Lake and Spring Branch
Seguin and New Berlin

Outside these communities? Call 737-414-2364 to confirm coverage.

Frequently Asked Questions

How much does an 11-month warranty inspection cost near me in New Braunfels? Most run $350 to $550 for homes under 3,000 square feet. Add-ons like thermal imaging or sewer scope are priced separately.

Is an 11-month warranty inspection the same as a regular home inspection? The scope is the same TREC-compliant evaluation. The difference is timing and emphasis. We pay closer attention to settling, builder defects, and warranty-eligible items.

My builder did a punch-list at closing. Do I still need an 11-month inspection? Yes. Punch lists catch what's visible on day one. They miss everything that emerges through a year of use, weather, and seasonal cycling.

Will the builder fix what the inspector finds? For warranty-eligible items, yes. The builder is contractually obligated. A documented inspection report makes the request difficult to refuse or delay.

What if my builder's warranty already expired? You're past the leverage window for builder repairs, but an inspection is still useful as a baseline document for future maintenance and resale.

Do you inspect homes in San Antonio and Bulverde? Yes. We work across the entire region, from northern San Antonio neighborhoods up through Bulverde, Spring Branch, Canyon Lake, and into the central Hill Country.

Can my real estate agent be present at the inspection? Absolutely. Agents are welcome, particularly at the closing walkthrough where deficiencies are reviewed in person.

Schedule Your 11-Month Warranty Inspection

Don't let your builder warranty expire on defects you didn't catch. Call Kevin Cearley at 737-414-2364, email tshi@truesouthinspect.com, or book online. Reports delivered digitally within 24 hours. Serving New Braunfels, San Antonio, Bulverde, Boerne, and the surrounding Hill Country.