Do I really need an inspection on a brand new home?

Yes. New-home defects are routine — the question is whether they're caught while the builder is responsible or after warranty coverage expires.

When should I book the 11-month inspection?

About 10 to 11 months after possession, leaving four to six weeks to deliver the report and a written claim before the one-year workmanship deadline.

Will the builder push back on a third-party inspector?

Some do. Builders are required to permit warranty-related inspections, and the report is what supports any later warranty provider escalation.

Is a pre-board inspection worth it on a single-family home?

Yes — especially on multi-storey homes, custom builds, and any home with complex framing or basement development.

What does a pre-possession inspection cost?

Typically $400–$650 in Calgary, similar to a standard pre-purchase inspection.

What if my builder won't fix a documented warranty item?

Escalate to the warranty provider with the written claim and inspector's report. The provider's role is exactly that — backstop when the builder fails to perform.

Does the warranty transfer if I sell within the coverage period?

Yes — the warranty runs with the home, not the original buyer, for the full coverage period.

Can I do my own 11-month inspection?

You can document obvious items, but builders and warranty providers respond more decisively to a third-party report from a certified inspector.

New Build Inspections in Alberta

Name: The Calgary Home Inspector Corp.
Address: Calgary, AB, CA
Telephone: 825-863-2372

Buying new doesn't mean buying without defects — it means buying with a warranty. Three independent inspections turn the Alberta New Home Warranty into something the builder will actually act on: pre-board (before drywall hides the structure), pre-possession (before keys change hands), and the 11-month inspection (before year-one workmanship coverage expires).

The Alberta New Home Warranty

Since 2014, every new home built in Alberta is covered by mandatory new home warranty. The schedule is fixed across all approved providers (Travelers, Progressive, ANHWP, WBI, Pacific Home Warranty):

1 year on workmanship and materials — covers defects in finishes, cabinetry, paint, flooring, trim, fixtures and labour.
2 years on delivery and distribution systems — plumbing, electrical, heating, ventilation systems and exterior cladding installation.
5 years on building envelope — roof, exterior walls, windows, doors, weather barriers and water penetration.
10 years on structural — load-bearing elements, foundation, roof structure.

The warranty is the builder's obligation. The provider only steps in if the builder fails. Every claim must be reported in writing to both the builder and the provider before its coverage window expires.

Pre-board (pre-drywall) inspection

Pre-board happens after framing, rough-in plumbing, electrical and insulation are complete but before drywall closes the walls. It is the only chance to see the structure of the home you're buying. Once drywall is up, framing defects, missing fire blocking, plumbing routing errors and insulation gaps are hidden until they cause symptoms years later.

Framing alignment, header sizing, point loads, blocking under bearing walls.
Plumbing supply line routing, drain slope, vent stack tie-ins.
Electrical box positioning, wire stapling, panel grounding.
Insulation coverage, vapour barrier continuity, sealed penetrations.
Window and door rough opening flashing.

Pre-possession inspection

Pre-possession (sometimes called the third-party PDI) happens after the builder's own walkthrough but before key handover. It produces a deficiency list that gets added to the builder's pre-occupancy schedule. The advantage of an independent third-party inspection: the inspector reports to you, not the builder, and catches the items a builder representative tends to skim.

Finish quality — drywall, paint, trim, cabinetry, flooring transitions.
Mechanical commissioning — furnace settings, HRV balancing, hot water tank install.
Exterior — grading, downspout discharge, deck attachment, weep holes, kick-out flashings.
Attic — insulation depth, ventilation balance, hatch insulation, exhaust fan termination.
Window and door operation, weather seals, lock function.

The 11-month warranty inspection

Book the 11-month inspection roughly four to six weeks before your possession anniversary. The goal is a written deficiency list submitted to your builder and warranty provider before year-one workmanship coverage expires. After the deadline, the same items become out-of-warranty repairs at your cost.

Drywall cracks at corners, beams, and stair openings (settlement is normal; document it).
Door alignment, latch issues, weather-strip gaps developed over the first year.
Caulking failures around tubs, sinks, exterior penetrations.
Grading settlement against the foundation, downspout extensions, sod settlement.
Deck post anchoring, ledger flashing, railing function.
Mechanical — furnace performance, HRV operation, hot water tank function.

Common new-build defects in Calgary

Attic insulation compressed, missing at hatches, blocked at eaves — Calgary attic rain develops within a winter or two.
HRV installed but never commissioned — fan speeds unset, balancing dampers untouched, controls not configured.
Kick-out flashings missing where roof meets sidewall — wall rot starts immediately and isn't visible until siding is removed.
Caulking applied over uncleaned siding — lifts within a winter.
Furnace size oversized for the home — short cycling, humidity issues, premature wear.
Grading sloping toward the foundation — lot settlement plus sod direction.
Builder PDI 'completed' deficiency lists with items still outstanding at possession.

Filing a warranty claim

Document each item with photos and the inspector's report.
Submit the list in writing to your builder, copying your warranty provider — email is fine, but keep proof of receipt.
Give the builder a reasonable response window (usually 15–30 days) before escalating to the warranty provider.
If the builder disputes coverage, the warranty provider will adjudicate — the inspector's written report is the primary evidence.
Track all repairs to completion in writing — partial fixes that drag past the deadline can be challenged.

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Frequently Asked Questions

Do I really need an inspection on a brand new home?: Yes. New-home defects are routine — the question is whether they're caught while the builder is responsible or after warranty coverage expires.
When should I book the 11-month inspection?: About 10 to 11 months after possession, leaving four to six weeks to deliver the report and a written claim before the one-year workmanship deadline.
Will the builder push back on a third-party inspector?: Some do. Builders are required to permit warranty-related inspections, and the report is what supports any later warranty provider escalation.
Is a pre-board inspection worth it on a single-family home?: Yes — especially on multi-storey homes, custom builds, and any home with complex framing or basement development.
What does a pre-possession inspection cost?: Typically $400–$650 in Calgary, similar to a standard pre-purchase inspection.
What if my builder won't fix a documented warranty item?: Escalate to the warranty provider with the written claim and inspector's report. The provider's role is exactly that — backstop when the builder fails to perform.
Does the warranty transfer if I sell within the coverage period?: Yes — the warranty runs with the home, not the original buyer, for the full coverage period.
Can I do my own 11-month inspection?: You can document obvious items, but builders and warranty providers respond more decisively to a third-party report from a certified inspector.

More guides

Schedule your inspection

Online booking, evening and weekend availability across Calgary and area.

Schedule Online Text 825-863-2372 Email chris@calgaryhomeinspector.ca