Use Your Warranty Before It Expires
Your new home came with a warranty — typically one year on workmanship and many components. During that first year, the home settles and its systems get used, and defects that weren't visible at closing tend to appear: cracks, sticking doors, HVAC quirks, plumbing issues, and more.
Closer Look Inspections performs a comprehensive inspection at around the 11-month mark — just before the warranty typically expires — and delivers a documented list of issues to submit to your builder. It's one of the highest-value inspections a homeowner can get, because the repairs are on the builder's dime.
The clock is the whole point. Once the one-year warranty expires, defects become your financial responsibility. Timing the inspection at month 11 gives you documentation and time to file your claims before the window closes.
What an 11-Month Warranty Inspection Covers
A full evaluation of your now-lived-in home, focused on the defects that a warranty claim can still cover.
Settling & Structural Issues
A year of settling reveals cracks, gaps, and movement that weren't present at closing. We document structural and cosmetic issues that have emerged — many of which are warrantable.
Systems After a Year of Use
Electrical, plumbing, and HVAC systems show their true colors after real-world use. We test them thoroughly and document defects and premature wear that the builder's warranty may cover.
Roof, Exterior & Moisture
We re-evaluate the roof with FAA-licensed drone inspection, the exterior, and grading, and use infrared imaging to catch moisture problems that develop in a home's first year.
Finishes & Workmanship
Doors, windows, flooring, cabinetry, grout, and trim — the workmanship items that settle, shift, or reveal defects over the first year and are commonly covered under warranty.
Warranty Inspection Coverage
- Structure
- Settlement cracks & movement
- Foundation & framing signs
- Exterior & grading
- Systems
- Electrical function & safety
- Plumbing & supply
- HVAC heating & cooling
- Roof & moisture
- FAA-licensed drone roof inspection
- Infrared thermal imaging
- Water intrusion signs
- Finishes
- Doors, windows & trim
- Flooring, grout & cabinetry
- Warranty punch-list report
Three Reasons Homeowners Get the 11-Month Inspection
This inspection frequently pays for itself many times over in builder-covered repairs.
Beat the Deadline
Once your one-year warranty expires, repairs become your expense. Inspecting at month 11 gives you time to document and submit claims while the builder is still responsible.
Repairs on the Builder's Dime
Defects that emerged over the first year are frequently warrantable. A documented list turns problems you'd otherwise pay for into repairs the builder covers.
A Documented Record
A professional inspection creates a clear, dated record of your home's condition and defects — exactly what a warranty claim needs to be taken seriously.
Why Central Florida Homeowners Trust Closer Look
A warranty inspection is only valuable if it's thorough and well-documented. Here's what sets Closer Look apart:
- Certified Master InspectorKeith Wilson holds the Certified Master Inspector designation — the highest credential in the home inspection industry, requiring thousands of completed inspections, continuing education, and a verified track record. Most inspectors never reach this level.
- Licensed Florida Mold AssessorFlorida's humidity makes mold a real risk. Keith is a Florida Licensed Mold Assessor, so any suspected moisture or mold issue found during your service can be properly evaluated without bringing in a separate vendor.
- FAA-Licensed Drone Roof Inspection — IncludedSteep, multi-story, or tile roofs that can't be safely walked still get full aerial documentation as part of every full inspection. No additional charge, no skipped roof areas, no guesswork.
- Insurance Reports Included at No ChargeWind mitigation and 4-point insurance reports are included with every full home inspection — saving you the $150 to $300 other inspectors charge for these reports separately.
- Same-Day Digital ReportsYour full Scribeware report is delivered the same day via email, with color-coded priority labels and a built-in repair request builder you can send directly to the other party's agent.
- Live Answered Calls 24/7Real estate moves fast and questions don't wait. Carol Wilson and the Closer Look team answer calls live, around the clock. Scheduling typically happens within 48 hours.
The Inspection Process
From first call to delivered report, here's exactly what to expect when you book with Closer Look.
Schedule
Call 407-319-4608 or book online. Live answered 24/7. Scheduling typically within 48 hours to fit your timeline.
On-Site Inspection
Your inspector performs a complete evaluation of your lived-in home and builds a warranty punch list — typically 2 to 4 hours depending on size.
Walkthrough
You're welcome on-site. Your inspector walks you through key findings, answers questions, and shows you what matters most.
Same-Day Report
Your full digital report — with photos, color-coded priorities, and repair request builder — is delivered the same day via Scribeware.
Frequently Asked Questions
Everything Central Florida property owners want to know before scheduling.
Why 11 months and not 12?
Most builder warranties last one year. Inspecting at around month 11 gives you time to receive the report, submit your claims, and have the builder schedule repairs before the warranty expires. Waiting until month 12 leaves no margin.
What kinds of issues are usually covered?
It varies by builder and warranty terms, but workmanship defects, settlement cracks, system malfunctions, and installation issues are commonly covered. Our documented report gives you the basis to submit claims; your warranty terms determine what's honored.
Is this really worth it if my home seems fine?
Almost always. Many defects — especially settlement, moisture, and system issues — aren't obvious to an untrained eye but are very much warrantable. This is one of the highest-return inspections a new-home owner can get.
How do I use the report with my builder?
You submit the documented findings to your builder as a warranty claim before the warranty expires. A clear, professional report helps ensure your claims are taken seriously and addressed.
Do you inspect the roof and use infrared?
Yes. FAA-licensed drone roof inspection and infrared thermal imaging are included, which is valuable for catching first-year roof and moisture issues that warranties often cover.
Do you serve my city in Central Florida?
Yes — we serve the entire greater Orlando metro, including Orlando, Winter Garden, Horizon West, Lake Nona, Windermere, Clermont, Winter Park, Saint Cloud, Ocoee, Davenport, and all communities across Orange, Osceola, Lake, Polk, Seminole, Volusia, and Sumter counties.
Ready to Schedule Your 11-Month Warranty Inspection?
Scheduling within 48 hours • Same-day digital reports • Live answered calls 24/7