Buying a new build in Gilbert and assuming your warranty covers everything? You’re not alone. Builder warranties can be incredibly helpful, but they come with rules, deadlines, and exclusions that catch many buyers by surprise. In a few minutes, you’ll understand how these warranties work, what to document, when to schedule walkthroughs, and where to turn if you need help in Arizona. Let’s dive in.
Warranty basics in Gilbert
Most new builds in Gilbert use a layered warranty structure. While terms vary by builder, these tiers are common across the industry and reflected in resources from the National Association of Home Builders. You may also see third-party policies from national providers.
- 1-year limited (workmanship and materials). Covers builder-responsible defects in finishes and materials, such as paint, tile install, cabinetry, interior trim, and appliance installation issues identified in the first year.
- 2-year systems (mechanical). Covers defects in installation or component failures originating from construction for major systems like electrical, plumbing, and HVAC. Some builders include exterior envelope or water intrusion under this tier.
- 10-year structural. Covers major structural defects that affect load-bearing elements and the home’s structural integrity, such as foundations, framing, beams, or load-bearing walls.
Builders may issue their own warranty booklet or enroll your home in a third-party program. Review the purchase contract and the warranty policy for definitions, coverage caps, remedy options, and dispute resolution. For general background on industry practices, you can explore resources from the National Association of Home Builders and examples of third-party coverage like 2-10 Home Buyers Warranty.
What warranties typically cover
Coverage varies by builder, but you’ll usually see these inclusions:
- Finish and cosmetic items in year one, such as paint touch-ups, interior trim alignment, and tile installation defects.
- Systems coverage for properly installed electrical, plumbing, and HVAC components if a construction-related defect causes failure within the systems period.
- Structural coverage for significant issues that affect the home’s structural performance or safety.
Manufacturers’ warranties for appliances are separate. Register each appliance and follow the manufacturer’s terms to keep coverage active.
What is usually excluded
Most builder warranties limit or exclude items that aren’t the builder’s responsibility:
- Normal wear and tear and routine maintenance, such as changing HVAC filters and maintaining gutters and drainage.
- Damage from neglect, misuse, or alterations, as well as many “acts of God,” pest damage, and theft.
- Items covered elsewhere, like appliance manufacturer warranties or homeowners’ insurance for certain losses.
- Cosmetic hairline cracks in drywall or plaster from normal shrinkage or settling, unless they meet the builder’s defined defect standards.
Many warranties require proof of routine maintenance. Keep logs and receipts. Missing maintenance can void parts of your coverage.
Key timelines and scheduling
Your timing and documentation matter. Use this timeline to stay ahead of deadlines:
- Final walkthrough before closing. Create a punch list. Photograph everything and get the builder’s written warranty policy and warranty contact at closing.
- Report early and in writing. Notify the builder as soon as you discover an issue. Prompt reporting supports your claim and creates a timeline record.
- 30- to 60-day check. Plan a follow-up after systems have been in regular use to catch leaks, electrical issues, and appliance or HVAC concerns.
- 11-month walkthrough. Schedule this about 30 days before your 1-year workmanship coverage expires so repairs can be completed under the first-year warranty.
- Legal timelines. Arizona has statutes that govern construction-defect claims and litigation windows. For specific deadlines and how they apply to your situation, consult an Arizona construction-law attorney.
- Builder response times. Review your warranty for stated response and repair timeframes. When none are stated, reasonable promptness is expected.
How to document and submit claims
Set up a simple system to document defects and track responses:
- Create a record. Log the date discovered, location, a concise description, and why it matters (function, safety, or aesthetics). Add photos and short video. Include a ruler or coin for scale.
- Include maintenance proof. Save receipts and a maintenance log for items like HVAC filter changes or gutter cleaning, if required.
- Submit in writing. Use the builder’s preferred method, ideally email or an online portal. Include photos, your requested action, and ask for confirmation of receipt with an estimated timeline.
- Know who handles it. If your home is enrolled with a third-party administrator, confirm whether claims go to the builder or the administrator.
- Schedule access. Confirm access windows in writing. Ask for the technician’s name and whether they are a builder trade or subcontractor. Request that repairs be added to the permanent punch list and ask for an updated copy after each visit.
- Follow up and escalate. If delays occur, follow up in writing and keep a contact log. For unresolved safety or serious structural issues, consider the Arizona Registrar of Contractors and legal counsel as next steps.
Walkthrough checklist for Gilbert buyers
Bring a written checklist, camera, flashlight, and a small step ladder. Start outside and move room by room.
- Exterior: Roof tiles or shingles, flashing, gutters and downspouts, stucco or siding, exterior paint, window seals, exterior doors and locks, garage door operation and auto-reverse safety, grading and drainage, irrigation and sprinkler function, driveway or sidewalk cracks.
- Foundation and structure: Visible foundation cracks, major wall cracks, doors or jambs that bind, uneven floors, sticking windows.
- Interior finishes: Drywall cracks and paint blemishes, trim alignment, cabinet doors and drawers, countertops for chips or scratches, tile grout and cracked tiles.
- Mechanical systems: HVAC heating and cooling performance, thermostat function, filter access, water heater operation and discharge piping, plumbing leaks under sinks, water pressure and drainage, electrical outlets and switches including GFCI/AFCI.
- Safety: Smoke and carbon monoxide detectors, handrails and guardrails, stair safety, porch or deck stability.
- Moisture: Signs of leaks, stains, musty odors, attic ventilation and insulation placement.
- Appliances: Confirm each appliance model and serial number. Run a short test cycle to verify basic function.
Before you leave closing, collect:
- Builder warranty booklet and warranty contact info.
- Manufacturer warranties and installation manuals for appliances, HVAC, and water heater.
- Certificate of occupancy and any available plans or as-built documents.
- HOA and CC&R documents if applicable.
Where to escalate in Arizona
If a warranty issue is not resolved after reasonable attempts, use these resources:
- Arizona Registrar of Contractors (ROC). Check licensing and file complaints related to contractor performance. Start with the Arizona Registrar of Contractors.
- Town of Gilbert Building Division. Verify permits and final inspections, and request records that can support a warranty discussion. Visit the Town of Gilbert site for building and permits information.
- Arizona Attorney General, Consumer Protection. For deceptive practices or unresponsive businesses, see the Arizona Attorney General resources.
- Third-party warranty administrator. If your builder enrolled your home, follow the provider’s claim process. Learn about typical programs like 2-10 Home Buyers Warranty.
- Consumer guidance. For general warranty tips, browse the Federal Trade Commission resources on consumer warranties.
Smart habits to protect coverage
- Before closing: Read the builder’s warranty documents. Ask questions about definitions, exclusions, and maintenance requirements.
- Right after move-in: Register all appliances. Start a maintenance log and follow schedules in your warranty materials.
- Keep records: Maintain a digital folder with your warranty paperwork, serial numbers, photos, and all communications.
- Plan two check-ins: Do a 30- to 60-day review and an 11-month walkthrough before the 1-year period ends.
- Bring your agent in: Invite your real estate agent to review your warranty and punch list. An experienced advocate can help prioritize items and communicate with the builder.
Work with a local advocate
A clear plan and good documentation make warranty work smoother. You do not have to figure it out alone. Judy and Della guide East Valley buyers through walkthroughs, punch lists, scheduling, and follow-up so you can enjoy your new home while staying covered. If you’re building or just closed in Gilbert, we’re ready to help you protect your investment.
Ready to make your new-build warranty work for you? Connect with the Huffman Davis Group for hands-on guidance and advocacy from contract to your 11-month check.
FAQs
What does a 1-2-10 builder warranty mean for a Gilbert new build?
- It commonly means 1 year for workmanship and materials, 2 years for major systems, and 10 years for structural defects, with specifics defined in your contract and warranty booklet.
Are hairline drywall cracks covered under a builder warranty?
- Small cracks from normal settling are often excluded unless they exceed the builder’s defect thresholds, so document early and check the standards in your warranty.
How should I file a warranty claim with my Gilbert builder?
- Submit issues in writing with photos, a clear description, and a requested action; ask for written confirmation and an estimated timeline, then track all communications.
Who fixes damage caused during warranty repairs?
- Builders should repair damage they create while performing warranty work, so document conditions before and after and follow up in writing if new damage appears.
What if my builder will not honor the warranty?
- Keep a written timeline, follow the warranty’s escalation steps, and consider contacting the Arizona Registrar of Contractors or seeking Arizona construction-law counsel for serious issues.
Do structural warranties require homeowner inspections?
- Requirements vary; many require prompt reporting of defects, so review your specific structural warranty for any homeowner obligations or inspection schedules.
