Why timing matters for new-build warranties

Builder warranties are powerful, but they run on a clock. Most owners have an early list around 30 days after possession and a larger list near the 1-year mark. If you do not record a problem inside those windows, it can be hard to get service later. A simple checklist, clear photos, and short notes give you the best results. The goal is not to find everything wrong with the home. The goal is to record what needs attention while coverage is active.

How to document issues the right way

• Take photos: one wide shot for location, one close shot for detail. Add a sticky note or tape in frame to point at the spot.
• Write short notes: “Primary bath, shower glass leaks at lower hinge,” or “Bed 2 north window latch misaligned.”
• Group by system: exterior, roofing, windows/doors, plumbing, electrical, HVAC, finishes.
• Save files: one folder in the cloud; name files with room and item so they are easy to find.

Your 30-day checklist (move-in punch list)

The first month is about items that are obvious once you live in the home. Walk room to room in daylight. Run water. Open and close things. Keep your notes simple.

Exterior and site

• Soil slopes away from the house; no low spots against the foundation.
• Downspouts have extensions that carry water a few meters from the wall.
• Siding, trim, and caulking are complete with no gaps around vents or lights.
• Decks and steps feel solid; rails are tight.
• Garage door runs smooth and reverses on a 2x4 under the door.

Roof and attic (from safe access)

• From the ground, ridge lines look straight; no missing shingles or torn ridge caps.
• From the attic hatch, insulation looks even; no daylight where it should not be; soffit paths are clear.
• No dark rings or damp spots on the roof deck.

Windows and doors

• All windows open, close, and lock without force.
• Weatherstripping is seated; no daylight at corners.
• Patio doors slide cleanly; screens are intact.

Plumbing

• Run hot and cold at every sink, tub, and shower; drains flow well.
• Look under each sink while water runs; no drips at traps or shutoffs.
• Toilets are stable; bases dry; tanks fill and stop.
• Water heater shows no rust streaks; venting looks clean and tight.

Electrical

• Lights and switches work; dimmers do not flicker.
• Kitchen, bath, laundry, garage, and exterior outlets have GFCI that trips and resets.
• Smoke and CO alarms are installed and test with the button.
• Panel has clear labels for major rooms and appliances.

HVAC and ventilation

• Furnace starts, runs, and stops on command; filter size fits and is clean.
• Thermostat responds and holds a steady set point.
• Bath fans move air you can feel outside at the hood.
• Range hood vents outside and pulls well on high.

Kitchen and laundry

• Appliances are installed level; run a short test where possible.
• Cabinet doors and drawers align; counters are secure with clean seams.
• Dryer vent is not crushed; it vents outdoors.

Interior finishes

• Stairs and rails are tight; risers feel even.
• Tile in wet zones sounds solid (no hollow taps in showers).
• Caulk lines are complete at tubs, showers, and counters.
• Paint and trim touch-ups marked with blue tape as needed.

What to send your builder at 30 days

Keep the tone calm and short. Attach your list and photos. Ask for dates, not “soon.” Offer a few time windows for access. Here is a simple script:

“Hello, here is our 30-day list grouped by system with photos. Please confirm a service date. We are available Tue/Thu mornings or Fri afternoon. Thank you.”

Your 1-year checklist (performance and seasonal items)

The one-year list is bigger. You have lived through a winter and a summer, so you know how the home behaves. This is the time to record items that showed up with use, weather, and normal settling.

Exterior and drainage over time

• Soil may have settled; add topsoil where water sits near the wall.
• Downspout extensions stayed attached; no splashback marks on stucco or siding.
• Window wells drain; no standing water after heavy rain or fast melt.

Roof and hail exposure

• After storms, check metal vents for dents; note any shingle loss you can see from the ground.
• From the attic, no new stains or frost marks on the deck during winter.

Windows, doors, and comfort

• Any glass that fogs between panes (failed seal) noted by room and size.
• Rooms that stay cold or hot get a note; check for blocked returns or weak supply air.
• Weatherstripping still tight; latches align and pull doors snug.

Plumbing and moisture

• No new stains at ceilings under bathrooms or kitchens.
• Basement corners stay dry; no white crust (efflorescence) on new spots.
• Shower glass and seals hold water with no drips onto floors.

Electrical and safety

• All alarms still test; replace any unit with a weak test or past expiry.
• Panel labels match rooms as built; no warm breakers during normal use.

HVAC performance through seasons

• Furnace runs steady without odd smells or loud rattles.
• If you have AC, fins are straight and clear; unit cools well in summer.
• Humidifier pad changed; winter setting did not cause window frost.
• Bath fans keep mirrors clear; exterior flappers open and close.

Structure and finishes after settling

• Small hairline drywall cracks are common; wide or stepped cracks get photos and a note.
• Floors feel firm; no soft spots; squeaks that persist get marked by location.
• Stairs and rails still tight; no loose newel posts.

What to send your builder at 1 year

Group items by system again. Attach photos. Ask for a visit date. If winter limited a roof view, ask for a spring follow-up in writing. Keep emails and replies in one folder with your reports.

Common Calgary items to watch for

• Attic frost: shows as dark patches or wet sheathing after cold snaps. Often tied to air leaks at the attic hatch or top plates.
• Ice at eaves: points to heat loss or weak venting. Record where it forms and how thick it gets.
• Basement damp lines after chinooks: often due to short downspouts or flat soil. Photos help show the pattern.
• Hail clues: dents on vent caps and bruised shingles on windward slopes. Ground photos of metal parts still help your case.

When to ask for a re-inspection

If your 30-day or 1-year list includes bigger items—roof leaks, major drafts, odd furnace behavior, or moisture—book an independent inspection and attach that report to your request. Calm third-party notes and photos often speed things up.

What builders often push back on—and how to reply

• “It’s normal.” Ask what result is normal and what would trigger repair. Request a date to review again if it worsens.
• “Snow blocks the roof.” Ask for a spring date. Keep that in writing.
• “We will send someone soon.” Ask for a target week and the trade name so you can plan access.

Simple tools that make lists easier

• Blue painter’s tape for quick marks
• Phone camera and flashlight
• Small level and outlet tester
• Notes app with folders by room

Fast copy-and-paste templates

Email subject

“30-day warranty items – [Your Address]” or “1-year warranty items – [Your Address]”

Email body

“Hello, please find our [30-day/1-year] list attached, grouped by system with photos. We are available [days/times]. Please confirm a service date and the trades who will attend. Thank you.”

Keep a single warranty folder

Store your pre-drywall report (if you had one), your move-in list, your 30-day and 1-year lists, emails, and repair photos. If a problem shows up later, you have a clear trail. That record makes talks with the builder faster and calmer.

30-day quick list you can print

• Site slope, downspouts, siding, decks, garage door reverse
• Attic peek: even insulation, no daylight, dry deck
• Windows/doors: open, close, lock, seal
• Plumbing: run all fixtures; check traps; toilets stable
• Electrical: lights, GFCIs, alarms, panel labels
• HVAC/vents: furnace runs; fans vent outside; hood pulls well
• Kitchen/laundry: test installs, level, clean seams, correct venting
• Finishes: stairs/rails tight; tile solid; caulk complete; paint touch-ups

1-year quick list you can print

• Soil settlement and drainage; window well drains
• Storm and hail check; attic dry after cold snaps
• Window seals; comfort in each room; door latches
• Moisture: ceilings, showers, basement corners
• Alarms, panel, and warm breakers
• HVAC across seasons; humidifier pad; bath fans
• Drywall cracks, squeaks, rail and stair tightness

The payoff

A steady checklist and clear notes turn your warranty into real help. You catch small problems before they grow, set fair dates for service, and keep the tone easy for everyone. On the other side of this process, you get what you wanted from a new build in the first place: a home that looks new and lives right.