Service Details
11th Month Warranty Inspection in Queen Creek & Greater Phoenix
Your builder’s warranty is about to expire.
Make sure everything that should be fixed... gets fixed.
Most builders offer a 1-year warranty on workmanship and systems. After month twelve, repairs are your responsibility. An 11th Month Warranty Inspection identifies defects while the builder is still obligated to correct them.
We document defects that develop during your first year of ownership so you can submit them before coverage ends.
Trust
Integrity
Precision
Excellence
Why Timing Matters
The 11th Month Is Strategic
Most builders provide a one-year warranty on workmanship and systems.
After month twelve, repairs become your responsibility.
Many issues don’t show up at closing. They appear after:
* Seasonal heat cycles
* Monsoon moisture
* Soil movement
* HVAC runtime over months
* Normal settlement
The 10th–11th month window gives you time to:
1. Receive your inspection report
2. Submit warranty claims
3. Allow builder response time
Once the warranty expires, those repairs are yours.
We help you document everything before the deadline.
WHAT WE CONSISTENTLY FIND
What We Actually Find at Month Eleven
Based on real inspections in new Arizona neighborhoods, we repeatedly see:
Punch list items never completed
Missing or insufficient attic insulation
Disconnected HVAC supply ducts in attics
No expansion tank on closed plumbing systems
Thin or improperly applied stucco
Incomplete window caulking
Patched drywall not repainted
Poor paint coverage or unfinished touch-ups
Drainage slope concerns around foundations
These are rarely catastrophic issues but they are warranty issues that could be costly if unadressed.
When documented clearly before expiration, they are far more likely to be addressed.
NEIGHBOR EFFECT
When One Neighbor Calls… Others Follow
In many new communities, one homeowner schedules an 11th Month Warranty Inspection and is surprised by what we uncover.
They submit the report.
Then their neighbor calls.
And then another.
Homes built within the same phase, by the same crews, often share similar oversights.
This isn’t about confrontation.
It’s about documentation - while coverage still exists.
“We’ve inspected entire streets where similar patterns showed up house after house.” — Andrew Jandura, Founder
OUR APPROACH
Professional. Thorough. Evidence-Based.
Our inspections are detailed and objective.
Clear documentation changes conversations.
Homeowners benefit most when inspections are handled with professionalism and evidence - not theatrics.
“We’re not there to create conflict.
We’re there to document conditions clearly and accurately.”— Jakob Jandura, Lead Inspector
Frequently Asked Questions
Is this different from my original home inspection?
Yes. This inspection focuses on issues that developed during your first year of occupancy.
Does the builder have to fix everything found?
Warranty coverage varies by builder, but documenting issues before expiration protects your ability to request repairs.
Is an 11th Month Warranty Inspection worth it?
In most cases, yes. Many homeowners recover more in repairs than the cost of the inspection.
What if my builder warranty is almost expired?
Call us immediately. We’ll try to schedule as soon as possible.
One-Year Builder Warranty Inspection
This inspection is specifically designed for homeowners nearing the end of their builder’s 12-month warranty period.
“We’re seeing more warranty issues in year one than we did a decade ago. Homes are built faster today, and small details sometimes get missed. The 11th month is your opportunity to catch them before they become your responsibility.” — Andrew Jandura, Western States Home Inspections
This inspection focuses specifically on defects that develop during the first year of occupancy, including:
Structural movement indicators
Roof and attic conditions
HVAC system performance
Plumbing and expansion tank verification
Exterior finishes and penetrations
Drainage and grading
Interior settlement conditions
You receive a detailed digital report that can be submitted directly to your builder.
Don’t Let Your Warranty Expire Unused
You paid for a builder warranty.
Make sure you use it.
Schedule your 11th Month Warranty Inspection before responsibility shifts to you.
Clear, Same-Day Digital Reports
You’ll receive a detailed digital report that includes:
• High-resolution photos
• Clear descriptions of findings
• Repair recommendations
• A summary section useful for negotiations
Reports are typically delivered the same day to keep your transaction moving efficiently.
Other services
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Sewer Line Inspections
A sewer scope inspection uses specialized camera equipment to evaluate the condition of the underground sewer lateral connecting the home to the municipal sewer system.
In Queen Creek, Mesa, and older East Valley neighborhoods, sewer lines may be affected by root intrusion, separation, blockages, or deterioration. These issues are not visible during a standard home inspection but can result in significant repair costs.
During a sewer scope inspection, a high-resolution camera is inserted into the cleanout access to visually assess pipe integrity from the home to the city connection.
This service is strongly recommended for homes over 15 years old or properties with mature landscaping.
Schedule Your Inspection and include a sewer scope for added protection.
New Build Phase Inspections
New construction inspections are scheduled at critical stages of the building process. Most clients order inspections one phase at a time, depending on where their home is in construction.
We commonly perform inspections during:
• Pre-drywall (framing stage)
• Final phase prior to closing
• Post-closing follow-up inspections
Each inspection is performed independently and documented for builder communication.
Independent Oversight Matters
On most construction sites, every contractor, trade partner, and supervisor ultimately reports to the builder.
A third-party home inspector works exclusively for you.
That independence provides objective documentation during critical construction phases and before closing — giving you clarity without bias.
Trust your builder. Verify with independent oversight.
Residential Home Inspections
Buying or selling a home in Queen Creek, Gilbert, Mesa, Chandler, Scottsdale, or the Greater Phoenix East Valley requires clear, reliable information. Our residential home inspections provide a comprehensive evaluation of the property’s major systems and structural components so you can make informed decisions with confidence.
From roofing systems and attic spaces to HVAC performance, plumbing infrastructure, electrical panels, foundations, and structural framing, we examine the components that matter most in Arizona homes.
Our goal is simple: identify material defects, safety concerns, and costly system risks before they become your responsibility.
Experience That Matters in the East Valley
With thousands of inspections performed throughout Queen Creek and the Greater Phoenix area, we understand regional construction patterns and common builder trends.
We frequently identify:
• Tile roof underlayment deterioration
• Improper attic ventilation
• HVAC systems nearing end-of-life
• Monsoon-related drainage concerns
• Foundation stress linked to expansive soils
Local knowledge allows us to distinguish normal wear from material defects that require attention.
Andrew inspects every property like his own family is moving in - which means we're looking for what actually matters, not just documenting every minor issue to pad a report. You get the truth about current problems, potential future costs, and what you should prioritize. Same-day delivery, annotated photos, and the kind of clear communication that only comes from someone who's done this 14,000 times.
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