New-Home Builder Warranties In North Carolina

Buying new in Holly Springs should feel exciting, not uncertain. If you are eyeing a freshly built home, the builder warranty is your safety net when small issues pop up and when big systems need attention. Understanding what is covered, what is not, and how to use your warranty can save you time, money, and stress.

In this guide, you will learn the common 1-2-10 warranty model, how to document issues, what to ask builders before you sign, and the local steps to take if problems are not fixed. Let’s dive in.

What a builder warranty is

A builder warranty is a written promise from the builder or a third-party warranty company to repair certain defects after you close. It is different from homeowner’s insurance, which covers perils like fire or wind. It is also different from normal maintenance, which is your responsibility as the homeowner.

In many new-home communities, you will see the common 1-2-10 format:

• 1 year for workmanship and materials.
• 2 years for major systems like HVAC, plumbing, and electrical.
• 10 years for major structural defects affecting load-bearing components or safety.

Some builders handle warranty repairs directly. Others use a third-party administrator with set processes and insurer-backed structural coverage. You may see national providers named in the documents. Either way, your warranty contract will define coverage, claim steps, and dispute rules.

Local inspections in the Town of Holly Springs and Wake County review code compliance during construction. Those inspections are important, but they do not replace the builder’s warranty obligations. Your homeowner’s insurance also will not cover construction defects. The warranty is the tool you use to address defects after closing.

Workmanship, systems, structural: how they differ

1-year workmanship and materials

The first year usually covers workmanship and finish-level items. Think paint, trim, caulking, doors, cabinets, flooring installation issues, and tile grout problems tied to installation.

Builders often exclude normal settling and hairline cracks, minor shrinkage, and wear after occupancy. Damage from homeowner misuse or missed maintenance is also excluded. Expect most cosmetic scuffs after move-in to be considered normal use.

2-year systems

Systems coverage typically focuses on HVAC, plumbing, and electrical work as installed. It addresses defects that affect function and habitability, such as a significant plumbing leak caused by installation or a wiring defect in the service panel.

Routine maintenance is your job. That means changing filters, clearing condensate pans, and replacing bulbs or batteries. Clogged drains from everyday use usually are not covered. If maintenance is missed, related failures may be excluded.

10-year structural

Structural coverage targets major failures that compromise load-bearing capacity or create unsafe conditions. Examples include foundation collapse, significant framing failure, or substantial structural settlement that impacts safety or habitability.

Non-structural cracks and cosmetic settlement lines are typically not covered. Damage from acts of nature is usually excluded unless the warranty says otherwise. Issues caused by lack of maintenance are also excluded.

Materials vs. systems

Many parts of your home come with manufacturer warranties, such as windows, appliances, roof shingles, and siding. Builders usually pass those through, while still being responsible for defects tied to installation. Systems are assemblies with performance standards. Warranty terms often define response times for system failures because those can affect daily living.

Common exclusions and limits

Every warranty has boundaries. Read the full document before you sign. Common exclusions and limits include:

• Normal settling, shrinkage, and hairline cracks in walls or concrete.
• Lack of maintenance or misuse by the homeowner.
• Damage from storms, flooding, or pests unless a construction defect created the vulnerability.
• Cosmetic blemishes that appear after move-in and are not tied to workmanship.
• Separate manufacturer warranties that govern certain products.
• Repair caps, limits on visit counts, required use of approved vendors, or deductibles in some programs.
• Arbitration or mediation requirements that affect how disputes are resolved.

Many structural warranties are transferable to a new buyer, often with a small fee or simple registration. Check the transfer process and timing before you list your home later.

How to protect your coverage

Pre-closing walkthrough essentials

Show up to the builder orientation and final walkthrough with a checklist and your phone camera. While you are there, test everything:

• Operate HVAC, the thermostat, water heater, and all major appliances.
• Run every faucet and shower, check water pressure and hot water, and look under sinks for leaks.
• Test electrical: flip breakers, plug into outlets, and check GFCIs.
• Open and close all doors and windows. Inspect trim, paint, flooring, and tile.
• Walk the exterior: review siding, roofline, gutters, and grading to confirm the slope directs water away from the foundation.

Create a written punch list on site and ask the builder representative to acknowledge it in writing. Request the builder’s punch-list policy with the expected timeline, access rules, and whether items will be tracked in a warranty portal.

Documenting issues after move-in

Good documentation is your best protection. Use date-stamped photos and videos with a short voice narration so the date, time, and description are clear. Keep the originals organized.

Save every email. Keep a simple call log with date, time, who you spoke with, and a summary. When you submit a claim through email, an online portal, or certified mail, keep the confirmation.

For recurring or serious problems, consider bringing in a licensed home inspector or, for structural concerns, a structural engineer. Independent reports strengthen your claim and help if you need to escalate.

Submitting claims and following up

Send claims as soon as you discover an issue and within the coverage period. Note any deadlines in your warranty for the builder to respond.

Ask for the repair schedule and a single point of contact. Request updates in writing. If you must take emergency steps to prevent further damage, keep receipts and photos. Some warranties allow reimbursement for emergency mitigation, but follow the terms closely.

Timelines and staged inspections

Plan staged check-ins after you move in. A common rhythm is a 10 to 14-day review for immediate items, then check again around 30, 60, and 90 days for settling changes like caulking separation or trim gaps.

List what you find at each stage, then submit promptly. Delayed reports can be treated as maintenance rather than covered defects.

Comparing Holly Springs builders and warranties

Questions to ask before you buy

Ask these questions upfront and request documents before you sign a purchase agreement:

• Can I review the full written warranty now, including exclusions and dispute rules?
• Who administers the warranty, the builder or a third-party company? If third-party, what structural coverage is insurer-backed?
• What are the exact terms and start dates for workmanship, systems, and structural coverage?
• Are there repair caps, deductibles, or limits on service visits?
• What is the claim process, expected response time, and escalation path?
• Is the warranty transferable to a future buyer and what is the fee or process?
• Can I see a sample punch list and the normal completion timeline in this community?

Red flags to watch

Be cautious if you see any of the following:

• No access to the full warranty before contract.
• Vague language without clear timeframes.
• Requirements that you use specific subcontractors for routine maintenance or burdensome maintenance rules to keep coverage.
• Mandatory arbitration with restrictive terms and no realistic remedy.
• Structural coverage that is not supported by a credible administrator or insurer.

Reputation and local records

Before you choose a builder, verify that permits were closed and that a certificate of occupancy was issued for your home. Review complaint histories and ask neighbors about warranty responsiveness. If possible, request examples of resolved claims in the same community, including timelines and repair types.

If problems are not resolved

Immediate steps

Keep communicating in writing with the builder or warranty administrator and keep records. For safety issues like major leaks, gas concerns, or electrical hazards, arrange emergency mitigation and notify the builder immediately with photos and receipts.

If a claim is denied or delayed and appears covered, consider hiring an independent home inspector or structural engineer to document the issue and likely cause.

Escalation options

Follow the warranty’s required steps for mediation or arbitration if applicable. If a third-party administrator is involved, use their escalation channel. You can also contact the community or development manager if there is one.

For unresolved disputes, the North Carolina Attorney General’s Consumer Protection Division accepts complaints related to home construction and warranties. If a defect is substantial or involves safety, consult an attorney experienced in construction defects or real estate to learn about your options and any time limits that may apply.

Local resources in Wake County

• Town of Holly Springs building and inspections departments for permit and inspection records.
• Wake County permitting and property records to verify permit history and recorded documents.
• Licensed home inspectors and structural engineers for independent evaluations when needed.

Quick checklists

Pre-contract checklist

• Get the full warranty and a sample claim form before you sign.
• Confirm who administers coverage and whether structural is insurer-backed.
• Ask for average response times and the punch-list policy.
• Verify permit and certificate of occupancy process for your lot.

Walkthrough and punch list

• Test HVAC, water heater, major appliances, GFCIs, and smoke or CO alarms.
• Inspect paint, trim, caulking, flooring, and tile.
• Check exterior grade, gutters, siding, roofline, and driveway drainage.
• Create a dated punch list and request written acknowledgement.

Documentation for claims

• Date-stamped photos and videos with narration.
• Written claim via email or portal with confirmation saved.
• Simple phone log with dates, times, names, and summaries.
• Independent inspection or engineering report for major issues.

Builder comparison

• Warranty lengths for 1, 2, and 10-year coverage.
• Exclusions, caps, deductibles, and dispute process.
• Who performs repairs and expected response times.
• Transferability terms and reputation for claim handling.

Final thoughts

A strong warranty does more than promise repairs. It sets clear expectations, defines timelines, and shows how a builder stands behind their work. When you buy new in Holly Springs, the best protection is a careful walkthrough, detailed documentation, and timely claims submitted through the right channel. Ask for the full warranty early, track everything in writing, and bring in independent experts when needed.

If you want a calm, expert partner for new construction in the Triangle, our team can help you review warranty documents, compare builders, and manage punch-list and inspections so you can focus on life, not logistics. Connect with SB Real Estate to get started.

FAQs

What is a 1-2-10 builder warranty on new homes?

• It usually means 1 year for workmanship and materials, 2 years for major systems, and 10 years for structural defects that impact load-bearing safety.

How do Holly Springs inspections relate to my warranty?

• Local inspections confirm code compliance at construction, but they do not replace or limit your builder’s warranty obligations after closing.

What is not covered by most builder warranties?

• Normal settling or hairline cracks, homeowner maintenance issues, damage from misuse, and many cosmetic blemishes after move-in are commonly excluded.

Can I transfer my new-home warranty when I sell?

• Many structural warranties are transferable, often with a simple registration or fee, so check your contract for the exact process and timing.

How should I document a warranty claim effectively?

• Use date-stamped photos and videos with a brief narration, submit written claims through the required channel, and save confirmations and a call log.

What if my builder uses a third-party warranty company?

• Follow the administrator’s claim process and timelines, keep everything in writing, and escalate through their channels if responses are delayed.

When is the best time to submit punch-list items?

• Submit immediate items at your final walkthrough, then send additional lists at 10–14 days and around 30, 60, and 90 days as settling reveals new issues.