GL InspectionsNew home inspections and Tarion warranty deadlines
Your new home warranty only helps if the defect is on the right form before the deadline. Here's how the dates work, and where an inspection fits in.
The Tarion timeline
Each form has its own window. Miss it, and the builder isn't obliged to fix items you didn't report.
- Before possessionPre-delivery inspection (PDI) with the builder. Damage and unfinished items get recorded.
- Days 1–3030-Day Form. Only one, so include everything.
- Last 30 days of year 1Year-End Form. Last chance for one-year warranty items.
- Any time in year 2Second-Year Form. More than one allowed.
- Years 3–7Major structural defect claims.
Dates summarized from Tarion's homeowner guidance. Always confirm your own dates in your Tarion MyHome account.
Where an inspection helps
At the PDI
The PDI goes fast and the builder's representative runs it. Damage that isn't written down at the PDI is hard to prove later. Tarion allows you to appoint someone to attend on your behalf, so I can be there with you or for you.
Before the 30-day deadline
A full inspection in your first month catches what the PDI missed: framing and drywall issues, missing insulation in the attic, grading that slopes toward the house, poorly sealed windows, plumbing and electrical defects.
Before the year-end deadline
After a full year of seasons, new problems show up: nail pops, cracks, doors that stick, ice damming, water in the basement. An inspection at month 11 gives you time to put everything on the Year-End Form.
What each warranty covers, in plain terms
- One year: workmanship and materials, and Ontario Building Code compliance.
- Two years: water getting in through the basement, foundation, windows and doors; defects in electrical, plumbing and heating delivery systems; exterior cladding.
- Seven years: major structural defects.
Why a carpenter for a new build
I've worked on new construction. I know which shortcuts get hidden behind drywall and what a proper deck ledger, stair or header looks like, which is exactly what the warranty is for.
Questions people ask
When do I submit the Tarion 30-Day Form?
During the first 30 days after you take possession. You can only submit one 30-Day Form, so include everything.
When is the Tarion Year-End Form due?
During the last 30 days of your first year of possession. It's your last chance to report items under the one-year warranty, and only one is accepted.
When can I submit the Second-Year Form?
At any time during the second year of possession. You can submit more than one.
How long is the major structural defect warranty?
Seven years from possession. Major structural defect claims are submitted after the second year and before the seven-year mark.
How long does the builder have to fix items?
Once a form is submitted on time, the builder has 120 days to resolve the items. If items are still unresolved, you have 30 days to request conciliation from Tarion.
Flat rates by property type
| Detached house | Call for a quote | Book this |
|---|---|---|
| Semi-detached / end-unit townhouse | Call for a quote | Book this |
| Townhouse, mid-unit | Call for a quote | Book this |
| Condo apartment | Call for a quote | Book this |
| New home (PDI, 30-day or year-end Tarion) | Call for a quote | Book this |
Homes over 3,000 sq ft or built before 1975 may cost more. Taxes extra.
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