A builder's warranty covers specific defects for a specific period, and the terms vary by builder and by contract. Many are described as one year for workmanship and materials, around two years for certain systems, and longer for major structural defects, but the only terms that count are the ones in your written warranty. Read it before you sign.
A new home feels like it should come with everything handled. In practice, the warranty is a short document with a long list of what it covers, what it excludes, and how you must make a claim.
The buyers who use it well are not the ones who trust it most. They are the ones who read it early and know the dates.
Aubre J. Stacknick is a Global Real Estate Advisor with Piatt Sotheby's International Realty in Pittsburgh, PA, helping buyers and sellers across Western Pennsylvania see a home through a builder's eyes. I have worked on the construction side of homes, and I read a warranty the way a builder reads a spec: what is promised, who performs it, and by when.
What is a builder's warranty?
A builder's warranty is a written promise, in your purchase contract or a separate document, that the builder or a warranty company will repair certain defects that show up after you move in. Some warranties are backed by the builder directly. Others are administered by a third-party company. That difference matters when you need a repair, so find out which one you have.
No two are identical. Builders write their own, and a warranty company's product has its own limits. Redfin's guide to builder warranties says plainly that terms differ and tells buyers to check the specific warranty for the home. You can read it here: Redfin: Home Builder Warranty.
What does a builder's warranty usually cover?
Warranties are often organized into layers. Coverage in each layer varies, so use these as categories to look for, not as promises.
- Workmanship and materials. Defects in things like doors, windows, roofing, trim, and other installed components.
- Major systems. Problems with plumbing, electrical, heating, and cooling.
- Structural components. Defects in foundations and load-bearing elements.
Redfin's guide describes those same three layers. It also notes that the Federal Trade Commission has said many new-home warranties cover workmanship and materials for about a year, certain systems for about two years, and major structural defects potentially for longer. Treat that as a description of what you will often see, not a rule. Your contract might say less, or more, or define the terms differently.
Two details to look for in any warranty:
- What counts as a defect? Ask how the warranty defines a structural defect and a workmanship defect, and what the builder has to do about each.
- When does each period start? Check whether it runs from closing, from the certificate of occupancy, or from some other date.
What does a builder's warranty usually not cover?
This list is where buyers get surprised. Common exclusions include:
- Routine maintenance and normal wear
- Weather-related damage and pest damage
- Damage caused by improper maintenance or by the homeowner
- Minor cosmetic items and minor cracks, depending on how the warranty defines them
- Work done by someone other than the builder after closing
- Items that carry a separate manufacturer's warranty, such as many appliances
Redfin's guide lists these categories. Ask about landscaping, detached structures, and other add-ons too, since the warranty may treat them differently. Do not assume. If an item matters to you, find it in the document.
Does Pennsylvania law add anything beyond the written warranty?
Possibly, and this is a question for your attorney. Pennsylvania courts have recognized an implied warranty of habitability for new homes. In its 2014 decision in Conway v. Cutler Group, the Pennsylvania Supreme Court described the warranty as coming from the 1972 case Elderkin v. Gaster: a builder-vendor must build a new home in a reasonably workmanlike manner, fit for habitation. The court also held that the warranty runs to the original purchaser, and it declined to extend it to later buyers, leaving that policy question to the legislature. You can read a summary of the decision on FindLaw.
What that means for you, in plain words, is that being the first buyer matters, and that a contract may address how implied warranties are handled. Ask your attorney to read the warranty and the sales agreement together and tell you what rights you have. I cannot give legal advice, and I will not guess at what a particular contract does.
What should you read in the warranty before you sign?
Ask for the full written warranty before you sign the sales agreement, not at closing. Then read for these items:
- Who performs the repairs: the builder, or a third-party company?
- What each layer covers, and for how long, and when each period starts.
- How to make a claim: who to contact, in what form, and by what deadline.
- What the builder must do after a claim, and in what time frame, if the warranty says.
- What happens if you disagree: the dispute process, including any arbitration clause.
- What voids coverage: unapproved modifications, missed maintenance, or claims filed late.
- Whether the warranty can be transferred if you sell.
If a term is unclear, ask for it in writing. If the answer is "we'll take care of you," ask for the sentence in the warranty that says so.
How do you make a claim so it holds up?
Redfin's guide gives a sensible sequence, and it matches what I tell clients:
1. Check the warranty's reporting instructions as soon as you notice a possible defect.
2. Photograph the problem and note the date you first saw it.
3. Submit the claim by the required method before the deadline, and keep proof that it was received.
4. Save emails, receipts, and other correspondence.
5. Track deadlines and any scheduled repairs.
Put the dates on your calendar the day you close. The one-year mark arrives faster than people expect. Redfin's guide suggests an independent inspection near the end of the first year, around months 10 or 11 if the workmanship warranty lasts one year, so you have time to report issues before coverage ends. I agree with that. It is one of the most useful ways to spend an inspector's time on a new home.
How does the warranty fit with inspections during the build?
A warranty is not a substitute for inspecting the work as it is built. It responds to problems after the fact. Inspections catch many of them while they are still visible and cheap to correct.
I wrote about the stage when you can see inside the walls in What Is a Pre-Drywall Inspection and Should New Construction Buyers Ask for One? And I wrote about your last look before closing in What Should You Check on the Final Walk-Through of a New Construction Home? Anything you document at the walk-through belongs on a written list the builder signs, not in a conversation.
How do new construction and resale compare on repairs?
A new home usually comes with a warranty and a builder to call. An older home comes with different protections, and your inspection does more of the work. Neither is right for everyone. They carry different risks and call for different questions. If you are still deciding between them, read New Build or Existing Home: Which One Is Right for You? and What Should I Look for When Buying New Construction in Pittsburgh?
What are the common mistakes?
- Assuming a warranty covers everything because the house is new
- Not reading the warranty until something goes wrong
- Missing a claim deadline
- Reporting a problem verbally and not in writing
- Letting the one-year date pass without an independent look
- Making changes to the home that the warranty excludes, without checking first
FAQ
How long is a builder's warranty on a new construction home?
It varies by builder and contract. Many are described as about one year for workmanship and materials, around two years for certain systems, and longer for major structural defects, but your written warranty controls. Ask to read it before you sign.
What does a builder's warranty not cover?
Common exclusions include routine maintenance, normal wear, weather and pest damage, homeowner-caused damage, minor cosmetic items, and items covered by separate manufacturer warranties such as many appliances. Check your warranty for its exact list.
Does a builder's warranty replace an inspection?
No. A warranty responds to problems after they appear. An inspection during the build and a final walk-through help you find problems while they are still visible and easier to correct.
Does Pennsylvania give new home buyers any warranty beyond the written one?
Pennsylvania courts have recognized an implied warranty of habitability for new homes, which the Pennsylvania Supreme Court said runs to the original purchaser. Ask your attorney how it interacts with your contract.
If you are weighing a new build and want a builder's read on the warranty and the specs before you sign, book a 30-minute call. Bring the documents.
