New Construction Home Warranties in Texas: Coverage, Inspections & Buyer Tips

You just closed on a brand-new home. The paint is fresh, the appliances are unused, and everything feels perfect. But six months from now, when a hairline crack appears in the drywall or the master bathroom shower starts draining slowly, you will have one question: who do I call, and what does my warranty actually cover?

Most new construction buyers in Texas receive a builder warranty at closing, but few understand what it includes, what it excludes, and the steps required to use it. A warranty that sits in a drawer is worthless. A warranty you understand and document properly is one of the strongest protections you have.

At the Shannon Miles Group, we walk every client through their warranty terms before closing. Here is what you need to know.

How builder warranty coverage is structured: what the 1-2-10 framework means

Builder warranties vary by builder, by the written warranty provided at closing, and by applicable law. No single structure applies to every Texas builder or every community, so the first step is always to read the warranty document that comes with your specific home rather than assume a standard template.

The 1-2-10 structure is one common framework that some builders use, but it is never guaranteed. If your written warranty follows this framework, coverage typically breaks into three tiers:

One year: workmanship and materials. Under this framework, the first year typically covers the visible quality of the build, including paint finish, trim alignment, cabinet doors, grout joints, caulking, and appliance installation. A year goes faster than you think, so create a list of concerns early and do not wait until month eleven to start the conversation with your builder.

Two years: mechanical systems. Under this framework, the second year typically covers plumbing, electrical, and HVAC. Northeast Texas heat can reveal HVAC issues that are invisible during a mild spring move-in, so if your system struggles during its first summer, document it and file a claim within your warranty's deadlines.

Ten years: structural components. Under this framework, structural coverage can extend to the foundation, load-bearing walls, roof framing, and structural integrity. In our region, where seasonal soil movement is common, settlement patterns can take years to emerge. If you notice foundation cracks, doors that suddenly stick, or windows that will not close properly, document everything and notify the builder in line with your warranty's procedures.

Your actual coverage periods, coverage limits, and covered repairs are defined only in the written warranty you receive at closing. Read that document carefully, and ask your agent or the builder to walk through anything unclear before you sign.

What the warranty does not cover

Builder warranties cover defects in construction, not damage from neglect, modification, or normal wear. Damage from alterations you make after closing is excluded, as are maintenance-related issues like clogged gutters or neglected HVAC filters. Cosmetic settling within normal thresholds is expected, and environmental damage like hail or flooding falls under your homeowner's insurance, not the builder's warranty.

The exclusions list in your own written warranty is the definitive answer for your home. Read it line by line rather than relying on a general summary, and keep the document somewhere you can find it.

How to file a warranty claim the right way

Document the issue immediately. Take photos and video. Note the date you first noticed the problem and write a brief description of what happened.

Submit your claim in writing. Email creates a paper trail that a phone call does not. Address your claim to the warranty department or construction manager specified in your warranty documentation. Include your lot number, address, purchase date, and a clear description with attached photos.

Follow your written warranty's claim procedures and notification deadlines precisely. If your warranty requires written notice within a set number of days, calendar that deadline the moment you spot the problem. Treat the warranty document as the rulebook for every claim, and keep a written record of when and how you notified the builder.

Request a response timeline and keep copies of everything. If your warranty document specifies a response deadline, reference it. If it does not, request a written acknowledgment and a scheduled inspection date. Save every email, photo, and written response.

Why early inspections strengthen your warranty position

If you schedule independent inspections at the right moments, you build a documented record of your home's condition that supports every warranty conversation that follows. Timing matters:

During construction, if possible. An inspection before the drywall goes up lets you see framing, plumbing, and electrical that will be hidden for years. When you can show that an issue was flagged at pre-drywall and the builder did not correct it, your warranty claim is far stronger.

Before closing. A final inspection catches finish issues while the builder still has every incentive to respond, before the keys change hands.

Before the one-year coverage anniversary. Return for another inspection shortly before the first year of your warranty elapses so you can document workmanship and systems issues while coverage is still active. An inspection report does not just protect you before closing. It becomes the foundation of your warranty position after closing.

Our guide to new construction inspections walks through what to check at each stage and how to use the reports.

Pre-closing builder warranty checklist

Work through these steps before you close so your warranty is an active tool, not a forgotten document.

Forestbrook Estates and D.R. Horton warranty coverage

D.R. Horton provides warranty coverage as part of the purchase process at Forestbrook Estates. Coverage terms, including any structural coverage, are defined in the written warranty provided at closing; review that document carefully rather than assume a specific structure.

Custom homes on your own land: special warranty considerations

Building a custom home on land you already own is a common path in Northeast Texas, and it comes with a few warranty questions that differ from a production build.

Builder warranties may differ or be more limited for homes built on your own land. Workmanship and systems coverage vary by builder and by the written warranty, so before work begins, confirm exactly which party warrants which portion of the home: the builder, the subcontractors, or the product manufacturers.

It also pays to verify easements, utilities, and infrastructure on the property ahead of time, since land improvements sit outside a typical warranty conversation. Our guide to building on acreage in Northeast Texas covers the questions to ask before you build.

Frequently asked questions about new construction warranties

The bottom line

A builder warranty is a valuable protection, but it only works if you understand it, document issues early, and follow the proper process. Start by reading the written warranty you receive at closing, and keep that document as your reference for every coverage question that comes up after move-in day.

Shannon and Scott Miles are new construction buyer specialists at eXp Realty in Paris, TX. They help clients at Forestbrook Estates and throughout Northeast Texas understand their warranty coverage, document concerns, and communicate effectively with builders after closing. If you are buying new construction and want a team that stays with you past closing day, reach out and let us protect your investment for the long term.

No pressure. No obligation. Just a team that helps you build with confidence and close with clarity.