11th Month Warranty Inspections in South Florida

Most new-home builders in Florida give you a one-year warranty on workmanship and systems - and most homeowners let it expire without ever using it. An 11th month warranty inspection is a full professional inspection performed near the end of that first year, while repairs are still the builder's responsibility. 4 Eyes Home Inspections LLC inspects new construction across South Florida and gives you a documented, photo-backed defect list you can submit to your builder before the deadline.

 

Why the 11th month

 

The first year is when a new home settles, systems run through all four seasons, and construction defects show themselves: nail pops and drywall cracks, doors that no longer latch, AC that cannot keep up in August, slow plumbing leaks, grading that sends water toward the slab. Found in month 11, these are warranty repairs. Found in month 13, they are your expenses. Timing is the entire point of this inspection - book it before your warranty's expiration date, not after.

 

What we document

 

• Roof - covering, flashing, and attic ventilation and insulation

• Structure and interior finishes - cracks, settlement signs, doors and windows operation

• Electrical - panel, outlets, fixtures, and safety devices

• Plumbing - fixtures, drains, water heater, and any leaks

• HVAC - performance, ductwork, and condensate drainage

• Exterior - grading, drainage, stucco and paint, driveways and walkways

• Appliances - operation of installed appliances

 

How it works

 

1. Call, text, or book online for a date in your 11th month - tell us your warranty expiration date.

2. We inspect the home and photograph every defect.

3. You receive a detailed Spectora report the same day in most cases - a ready-made warranty claim list to send your builder.

 

Frequently asked questions

 

When exactly should I schedule?

Aim for the 11th month after closing - close enough to the deadline that first-year defects have appeared, with enough time left to submit your claim before the warranty expires.

 

What if my builder disputes an item?

Your report is a licensed inspector's photo-documented record of the condition, which carries considerably more weight than a homeowner's phone photos. Builders routinely work from professional inspection reports.

 

Did I still need this if I had a pre-drywall or final inspection?

Yes. Those inspections cover construction phases; the 11th month inspection covers how the finished home actually performed through its first year of real use.

 

Why 4 Eyes Home Inspections

 

• Florida Licensed Inspector HI 9929 - Henry Barrios, licensed and insured

• Inspecting South Florida homes since 2016

• 5.0 stars on Google from 422 reviews

• Detailed Spectora report with photos, delivered the same day in most cases

• We review every finding with you on site before we leave

• Open 7 days, including weekends - Se habla español

 

Ready to schedule? Call or text 305-970-6053, or book online anytime. Open 7 days a week, 7:00 AM - 9:00 PM. Se habla español.