New home and warranty-period inspection

A new house is not a finished house. Builders hand over homes with a list of items to fix, and other problems only appear after the first winter. In BC, new homes built by licensed residential builders carry home warranty insurance, and the coverage has time limits. An inspection before those limits end gives you a record of what was visible and a chance to raise it while the builder and the warranty provider are still responsible.

The warranty periods, in general terms

New homes in BC are commonly described as having "2-5-10" warranty coverage. In general:

• Two years for defects in labour and materials. Many warranty providers also include the delivery and distribution systems for electrical, plumbing, heating, ventilation and air conditioning in this period.
• Five years for the building envelope, which covers water penetration through the exterior walls, windows, roofs and decks.
• Ten years for structural defects.

The exact terms, definitions, exclusions, and the way the periods are counted are in your own warranty documents. They usually start from the date of completion or possession, and each warranty provider has its own claims process and reporting requirements. Read your documents, or ask the provider. We are not a warranty provider, we do not decide whether something is covered, and we do not make claims for you.

Condo and townhouse buyers should also know that coverage can differ for common property and for the unit. See the notes below.

Why inspect a new home

• Before the first period ends. Items from the first one or two years are the ones most likely to be covered, and the timing for reporting a defect is limited. An inspection at the eleven or twelve month mark, or again before the two-year mark, helps you find them in time.
• Before possession. A walk-through with a list of deficiencies at handover is a useful first look. An inspection at that point can find what a buyer does not see.
• Envelope. The five-year period is for water penetration. Roofs, decks, balconies, windows and cladding are the usual places. A visual inspection can spot early signs, such as staining, failed sealant, soft spots and poor drainage.
• Records. A report with photographs gives you a dated record of what was visible.

What we look at

On a new house or townhouse:

• grading, drainage and the foundation
• roof, flashings, gutters and penetrations
• cladding, windows, doors, sealants and flashings
• decks, balconies and railings, including drainage and connections to the wall
• the attic, crawl space or basement, for insulation, moisture and framing
• electrical, plumbing, heating and ventilation operation
• floors, walls, ceilings, cabinets, trim and finishes
• ventilation: bathroom and kitchen fans, and any heat recovery unit

Newer houses are tighter and rely on mechanical ventilation, so we look at whether it works and whether it is balanced. Condensation on windows and humid rooms tell us something.

What we do not do

We do not determine whether a defect is covered by the warranty. We do not negotiate with the builder. We do not open walls to confirm what the contractor installed. We do not test for air tightness or energy performance.

If a finding looks structural or related to water penetration, we describe what we see and suggest that you report it promptly through the channel your warranty documents describe, and consider a consultant if needed.

Condos and townhouses

New strata buildings have warranty coverage for the unit and for the common property, and the strata corporation is usually the party for common property claims. A unit inspection covers what is inside the unit and what you can see from it. For the building's exterior, ask the council about a building envelope review.

When to book

The best times are shortly after possession, before the end of the first year, and again before the end of the second. If you are buying a pre-sale unit, book as soon as you can get access. Do not leave it to the last month, because contractors have limited time to make repairs.

The guide on building eras describes how new construction has changed since the leaky condo years, and why the first few years are still when defects show.

Booking

Phone or send a request with the address, the date of possession, and what you have seen. Please bring your warranty documents to the inspection if you can.