Your builder’s one-year warranty is the cheapest repair plan you’ll ever have — but only for problems that are reported in writing before it ends. Tao Home Inspection provides 11-month builder warranty inspections and new construction inspections across the Eastside, Bothell and Renton, with reports in English and 中文 (Chinese).
New does not mean flawless
Production builders move fast. In the first year, a new house settles, dries out and goes through its first full cycle of Pacific Northwest rain — and that is when defects show up: drywall cracks, sticking doors, failed caulking, small plumbing leaks, drainage that runs toward the house. Most homes have several items the builder should fix at no cost to you, but many owners never report them because they don’t know what to look for.
When to book
- Months 9–10: schedule your inspection.
- Month 11: we inspect and deliver your report — usually within 24 hours.
- Before month 12: you submit the punch list to your builder in writing, through the builder’s official warranty request process. Verbal mentions to a site supervisor usually don’t count.
Check your warranty documents for the exact deadline — some builders count from closing, others from the certificate of occupancy.
What we check
A full inspection of the roof, attic, crawlspace, structure, electrical, plumbing, heating and cooling, windows, doors, interiors and site drainage, to the Washington State home inspector Standards of Practice (WAC 308-408C) — with extra attention to the items that most often fail in a home’s first year:
- Drywall cracks and nail pops at corners, seams and ceilings
- Doors and windows that stick, don’t latch or don’t seal
- Exterior caulking, flashing and siding gaps
- Roof details, flashing and attic ventilation and insulation
- Plumbing leaks at fittings, drains and fixtures
- HVAC airflow, condensate drainage and duct connections
- Grading, gutters and downspouts that send water toward the foundation
- Crawlspace moisture, vapor barrier and insulation
What you get
- A clear, photo-documented inspection report — in English and 中文
- A builder punch list: every warranty item organized by location, with photos, ready to forward to your builder
- A walkthrough of the findings on site, in English or Mandarin
Pricing
| 11-Month Warranty Inspection | Price |
|---|---|
| Condo / under 1,000 sq ft | $325 |
| 1,000–2,499 sq ft | $375 |
| 2,500–3,999 sq ft | $425 |
| 4,000+ sq ft | $475 |
Bilingual (English + 中文) report and builder punch list included. Inspecting a new home before closing? That’s a full new construction inspection at our standard standard pricing.
Book your 11-month warranty inspection
WA Licensed Home Inspector #26009286 · InterNACHI Member · Bilingual EN/中文
Service areas & related services
Cities: Sammamish · Bellevue · Redmond · Issaquah · Newcastle · Bothell · Renton
Services: Condo inspection · Pre-offer inspection · Bilingual (中文) inspector
Frequently asked questions
My builder already does an 11-month walkthrough. Do I still need an inspection?
The builder’s walkthrough is done by the builder’s own staff. An independent inspector works for you, goes into the attic and crawlspace, and documents issues the builder may not point out — so your warranty request is complete before the deadline.
Will my builder accept your report?
Builders accept written warranty requests from homeowners. Our punch list is organized so you can forward it directly with your request; the builder then decides how to repair each item under the terms of your warranty.
I didn’t have an inspection before closing. Is the 11-month inspection still worth it?
Yes — it may be even more valuable. It is your last easy chance to have first-year defects fixed at the builder’s cost.
What about the 2-year and 10-year warranty coverage?
Many builders follow a “1-2-10” pattern: one year for workmanship, about two years for plumbing, electrical and HVAC systems, and up to ten years for major structural defects. The 11-month inspection targets the one-year workmanship coverage, which ends first; we’ll also note anything that may fall under the longer coverage.
Do you inspect new townhomes and condos?
Yes. For condos and townhomes we inspect your unit and the readily accessible exterior; shared roofs and common areas are usually the association’s responsibility.
Do you provide the report in Chinese?
Yes. We explain findings on site in English or Mandarin and deliver your written report and punch list in both English and 中文.
