Year-One Maintenance: The Cadence That Saves the House

The first year in a new custom home is one of the highest-leverage periods of the home's entire life. Most builder warranties cover workmanship for one year — after that, every defect becomes your problem. The walkthroughs you do at 30 days, 90 days, 6 months, and 11 months determine how well that warranty serves you. Skip them and you'll be fighting your builder over items that were obviously defects when you noticed them eighteen months in. Here's the cadence we recommend every owner follow.

Why this cadence matters

New houses settle. Wood frames dry and shrink. Concrete cures and cracks. Mechanicals run for the first time under real loads. Caulk joints expand and contract through seasons. The first year of a house's life is when most defects become visible — before that, materials are too new and the systems haven't been tested through annual cycles.

Most builder warranties operate on a calendar: workmanship issues reported within the first year are addressed; issues reported later are not. The cadence below ensures you catch issues in time.

Week 1–2 (Move-in)

Beyond the closing walkthrough items, this is your first opportunity to live with the systems:

• Test every appliance under real use (run a full dishwasher cycle, full laundry cycle, oven at high temp, dryer at high temp)
• Verify HVAC heats and cools properly throughout the house — note any rooms that are noticeably hotter or colder than others
• Run all plumbing fixtures — verify no leaks, no slow drains, no water pressure issues
• Test every light switch and outlet you may not have tested at walkthrough
• Identify any squeaky doors, sticking windows, or rough hardware
• Start a master defect list with date, photo, location, description

30 days — the first-month walkthrough

After 30 days of normal living, walk every room and inspect:

• Drywall cracks: hairline cracks at door/window corners and at drywall seams are normal as the house settles. Crack wider than 1/16" or extending more than a few inches is a warranty item.
• Nail pops: small bumps in drywall where nails have backed out as wood framing dries. Normal in first year; should be repaired under warranty.
• Caulk joints: caulk around tubs, sinks, and baseboards shrinks as it cures. Gaps appearing in first 30 days should be re-caulked under warranty.
• Floor squeaks: note locations. New floors often develop minor squeaks as substrate moisture stabilizes.
• Door rubbing: doors that didn't rub at move-in may rub as house settles. Have the builder address.
• Window sticking: same as doors — windows may stick as house settles.
• Loose fixtures: towel bars, light fixtures, cabinet hardware that have loosened with use
• HVAC performance: any rooms that stay too hot or too cold, any unusual noises from the system
• Water heater performance: any inconsistent hot water, any leaks at the base

Document everything. Submit a 30-day punch list to your builder formally (email or warranty portal). Don't accept verbal commitments to fix; get written agreements.

90 days — the seasonal change walkthrough

Three months in, you've had a season change (or two). Many seasonal issues show up here:

• Caulk and grout failures: shower grout, baseboards, exterior caulking that has failed through temperature change
• HVAC seasonal performance: if you moved in during summer, now you've experienced winter (or vice versa). Any inadequate performance is a warranty issue.
• Window seal failures: condensation between window panes (a failed seal). Cover by window warranty, often separately from builder warranty.
• Roof issues: after a first rainstorm or snow, watch for any leaks, stains, or damp spots
• Foundation drainage: after rain, watch for water pooling near the foundation. Drainage failures show up after the first wet weather.
• Crawlspace or basement moisture: if applicable, inspect for any moisture issues
• Exterior paint and stain: any premature failures (peeling, fading, bubbling)
• Landscape: any drainage issues, plants that have failed, irrigation problems

6 months — the half-year walkthrough

Now you've experienced both temperature extremes (winter cold, summer heat) and likely two complete seasonal humidity cycles. The half-year walkthrough catches issues that develop slowly:

• Floor stability: any new squeaks, gaps in wood floors, lippage in tile
• Drywall: any larger cracks developing, any continued nail pops, any taping seams becoming visible
• Cabinets: any drawer slides failing, door alignment shifting, cabinet panels separating
• Stone counters: any new cracks, joints separating, sealing failures (water staining)
• Plumbing: any new drips, slow leaks under sinks, water pressure changes
• Hot water: any recirculation pump failures, water heater performance changes
• Roof: formal inspection (DIY or pro) for any shingle damage, flashing issues, valley problems
• Gutters and downspouts: any sagging, separation from house, drainage issues
• Exterior trim and siding: any caulk failures, paint peeling, board separations
• Driveway and hardscape: any concrete cracks beyond minor surface cracks, any settling or heaving

11 months — the warranty deadline walkthrough

This is the most critical walkthrough. Your one-year workmanship warranty likely expires at the 12-month mark. Anything you find after that is your problem. Schedule the 11-month walkthrough with three weeks of buffer before warranty expiration so you have time to:

1. Document the items
2. Submit the warranty claim
3. Have the builder schedule the work
4. Verify the work is satisfactory

If your builder is slow to respond, document the date of your warranty claim in writing — the timer started when you submitted it, not when they responded.

What to inspect at 11 months — everything from previous walkthroughs PLUS:

• Significant drywall cracks: any cracks that have grown since the 6-month walk
• Foundation cracks: any visible cracks in foundation walls, slab, or visible structural concrete
• Door alignment: doors that have shifted out of alignment after a full year of seasonal cycles
• Window operation: any windows that have become harder to open or close
• HVAC system performance: after experiencing both extremes, any persistent issues
• Roof comprehensive: walk the roof (or have a pro do it) and inspect everything
• Plumbing comprehensive: check all visible plumbing for any new leaks or failures
• Cabinetry: any drawer or door issues that have developed
• Stone and tile: any new cracks, joint failures, or surface issues
• Exterior comprehensive: caulk, paint, siding, trim — all visible exterior elements
• Landscape: any drainage or grading issues that have emerged through wet seasons

What's typically covered vs. not covered

Most builder warranties cover workmanship and material defects for one year. Outside that:

• Structural defects: typically 10 years (foundation, framing, load-bearing elements)
• HVAC, plumbing, electrical: typically 2 years for workmanship; manufacturer warranties on equipment continue beyond
• Appliance warranties: separate from builder warranty, typically 1–5 years from manufacturer
• Roofing: manufacturer warranty (typically 20–30 years on materials) plus builder workmanship warranty
• Windows: manufacturer warranty (typically 10–20 years on glass, lifetime on frame)

Read your specific warranty document to understand exactly what's covered and what isn't. Each builder is slightly different.

The seasonal maintenance you also need

Beyond the warranty walkthroughs, the house needs ongoing seasonal maintenance:

• HVAC filter changes: monthly for high-MERV filters; every 3 months for standard
• HVAC service: spring (AC tune-up) and fall (heating tune-up) annually
• Water heater flush: annually to remove sediment
• Tankless water heater descaling: annually in hard water areas
• Roof inspection: annually, especially after major weather events
• Gutter cleaning: twice a year (spring and fall)
• Foundation drainage: inspect annually for blockages or settling
• Exterior caulk: inspect annually; touch up as needed
• Smoke and CO detector batteries: annually (test monthly)
• Septic pumping (if applicable): every 3–5 years

The bottom line

Year-one maintenance and warranty walkthroughs are the difference between a house that ages gracefully and one that develops chronic problems by year three. Set calendar reminders now for 30-day, 90-day, 6-month, and 11-month walkthroughs. Show up. Document everything. Don't skip the 11-month walk. The work you do this first year sets up the next thirty.

— Margaret Larsen, COO. Eighteen years guiding clients from first conversation through groundbreaking — budgets, contracts, permits, financing. Get the free Ultimate Home Building Checklist for the field-tested list we walk every Angel home through.