Buying new construction in Austin should feel exciting, not uncertain. Yet when something goes wrong after you move in, the builder warranty can feel confusing. You want to know what is covered, what is not, and how to get issues fixed quickly. In this guide, you will learn how the common 1-2-10 warranty works, Austin-specific factors that affect claims, and the exact steps to document and submit repairs with confidence. Let’s dive in.
What a 1-2-10 warranty covers
1 year: workmanship and materials
Most production builders follow a one-year limited warranty for finishes and workmanship. This can include items like paint, trim, doors, windows, interior finishes, and installation defects that show up soon after move-in. Cosmetic issues are covered only when tied to defective workmanship or materials. Keep your final walk-through punch list and note any open items in writing.
2 years: systems coverage
A two-year systems warranty often covers electrical wiring and breakers, plumbing supply and drain lines, HVAC components and ductwork, and water heaters when the failure stems from installation or a covered defect. Appliance and equipment manufacturer warranties are separate and usually handled directly with the manufacturer. Save those documents at closing and track dates.
10 years: structural protection
The ten-year structural warranty is limited to major structural defects that impact load-bearing elements or the home’s structural performance. Narrow definitions are common, and many contracts exclude minor settlement, hairline cracks, or purely cosmetic cracking. Always read your specific warranty to understand how “structural” is defined and what proof is required.
What is not covered
- Normal wear and tear or routine maintenance, such as filter changes, caulking, grout upkeep, gutter cleaning, or seasonal HVAC service.
- Cosmetic imperfections that do not affect function, including small drywall cracks, minor nail pops, and paint touch-ups.
- Damage from homeowner actions or neglect, accidents, weather events, landscaping changes, or pest issues caused by homeowner conditions.
- Separate manufacturer warranties for appliances, roofing materials, or windows, which may have different timelines and claim processes.
- Code upgrades after construction, consequential damages, and items limited by monetary caps or dispute clauses in the contract.
Austin factors that impact claims
Expansive clay soils and drainage
Much of Central Texas has expansive clay soils that swell and shrink with moisture changes. This can lead to foundation movement and cracking that looks alarming. Proper lot grading, roof and yard drainage, and careful irrigation are critical. Be proactive about gutters, downspouts, and drainage paths, since issues caused by homeowner alterations are often excluded.
City inspections vs. warranties
The City of Austin and Travis County handle permits and code inspections. These records help show what was permitted and inspected, but code compliance is separate from warranty coverage. You can request permit history for context while still following your builder’s warranty process.
Common new construction issues
In the Austin area, buyers often see concerns around foundation performance, grading and drainage, HVAC sizing or installation, and exterior envelope items like flashing or siding in heavy rains. Document these quickly and submit in writing during the proper warranty window.
How to document issues
Pre-closing steps
- Attend the final walk-through and create a written punch list with photo and video evidence.
- Get copies of all warranty documents and the builder’s warranty contact.
- If possible, schedule a third-party pre-closing inspection and add findings to the punch list.
Post-closing checklist
- Photos and video: capture wide, close-up, and context views, and record dates. Narrate what you see.
- Written description: note the problem, when it started, and any conditions that trigger it.
- Communication log: follow up calls with an email summary and save all replies.
- Documentation: keep repair orders, claim numbers, and inspection reports in a single file.
- For foundation concerns: obtain a neutral structural engineer report with dated photos and recommended repairs.
How to file a claim
Step-by-step process
- Read your warranty and sales contract. Follow the required notice method and forms exactly.
- Prepare a concise written claim with a short description, photos, and the remedy you request.
- Submit to the builder’s warranty contact or third-party administrator as instructed. Use email and any required second method.
- Keep a chronological log of dates, people, and promised timelines.
- If response stalls, document follow-ups and prepare to escalate.
Timing expectations
Builders usually triage safety issues first, then schedule cosmetic or routine items based on trade availability. Expect quick attention for hazards like electrical risks, gas smells, or major water intrusion. Non-urgent repairs can take weeks to a few months. For major structural items, request an engineer evaluation and a written schedule for repairs.
When to escalate
Third-party warranty administrators
Some builders enroll homes with a third-party warranty program. If your paperwork shows a warranty company, follow its process for claims and reviews. Keep copies of every submission and decision.
Independent experts in Austin
General home inspectors can help at move-in and at the one-year mark. For foundation or structural concerns, retain a licensed structural engineer familiar with local soils. For mechanical issues, seek diagnostic reports from certified HVAC, plumbing, or electrical contractors.
Administrative and legal paths
You can involve city code enforcement for code compliance questions. Your contract may require mediation or arbitration for disputes, so review it closely. For serious failures, ignored requests, or high-cost repairs, consider consulting a Texas attorney experienced in construction matters.
Practical timelines for Austin buyers
- Immediate: report safety issues in writing and by phone. Expect rapid triage.
- Within 1 to 2 weeks: look for a response and scheduling updates on routine items.
- Month 11 to 13: plan a one-year independent inspection to catch issues before the workmanship deadline.
- As soon as you see structural movement: document it and request an engineer review.
Sample documentation checklist
- Purchase contract, specifications, and all warranty documents.
- Final walk-through punch list and any pre-closing inspection report.
- Photo and video log with dates for exterior and interior.
- Communication log with emails, calls, and dates.
- All repair orders, invoices, receipts, and claim numbers.
- Neutral inspection reports from relevant experts.
Final thoughts and next steps
A clear plan is your best protection. Know your 1-2-10 coverage, document early and often, and stay proactive about drainage and maintenance in Austin’s soil and climate. Before your one-year mark, schedule an independent inspection so you can submit a complete punch list while coverage remains open.
If you want a hands-on advocate to coordinate inspections, organize documentation, and communicate with your builder, reach out to Bryan Thomas Properties. You will get boutique guidance grounded in real construction experience.
FAQs
What is a 1-2-10 builder warranty in Austin?
- It typically means 1 year for workmanship and materials, 2 years for major systems, and 10 years for defined structural defects, subject to your contract.
What new-construction issues are most common in Austin?
- Foundation movement, grading and drainage problems, HVAC sizing or installation issues, and exterior water-intrusion risks during heavy rains.
Do city inspections guarantee warranty coverage?
- No. Permits and inspections address code compliance, while warranty coverage depends on your contract and warranty documents.
What should I document for a warranty claim?
- Dated photos and videos, a written description, all emails and repair orders, and any neutral inspection reports such as an engineer’s evaluation.
When should I schedule a one-year inspection?
- Around months 11 to 13 after closing so you can submit all findings before the one-year workmanship period ends.
When should I involve an attorney for a warranty dispute?
- When the builder refuses to honor written warranty terms, ignores documented requests, or when significant structural, health, or safety issues exist.
