Tarion PDI and 11th‑Month Warranty Inspections

A new home should be the easy part. But even well-built homes settle, and some construction problems only show up after a full Ontario winter. Your Tarion warranty gives you time to report them, but the deadlines are firm. Structured Property Inspections gives you an independent, written record of your home's condition so you can report items to your builder and Tarion on time.

We inspect new homes across Barrie, Innisfil, Bradford and Simcoe County, backed by 30 years of hands-on construction experience.

I've found mold in brand-new homes. As a certified mold inspector, I take that seriously, because the health of your home is the health of your family.

How Your Tarion Warranty Works

Every new home in Ontario built by a licensed builder comes with three layers of warranty coverage, all starting on the day you take possession.

One-Year Warranty: defects in work and materials, Ontario Building Code compliance, and a home fit to live in.

Two-Year Warranty: water getting into the basement or building envelope, problems with cladding such as brick or siding, defects in electrical, plumbing and heating distribution, and code issues that affect health and safety.

Seven-Year Warranty: major structural defects, such as serious foundation cracking from soil movement or failure of load-bearing parts of the home.

The one-year warranty covers the most. That is why the inspection near the end of your first year matters so much.

The Forms and Deadlines to Know

  • 30-Day Form: submitted in the first 30 days after you move in. It can include unfinished items from your PDI.

  • Year-End Form: submitted in the last 30 days of your first year. This is your last chance to report one-year warranty items.

  • Second-Year Form: submitted any time in your second year, for two-year warranty items.

  • Major Structural Defect Form: submitted after the second year and before the seventh anniversary.

Tarion only accepts one 30-Day Form and one Year-End Form, so it pays to have a complete list.

Our New Home Inspections

Pre-Drywall Inspection. Before the walls are closed, we look at framing, insulation, air sealing details, and visible plumbing, electrical and ductwork. It is the last chance to see the bones of the house.

Pre-Delivery Inspection (PDI). Your builder walks you through the home before you take possession, and anything incomplete or damaged is written on the PDI form. We help you look closely at finishes, doors, windows, fixtures and visible systems so nothing is missed. You can bring someone with you to the PDI. Ask your builder ahead of time about bringing a home inspector, as some builders set their own rules.

11th-Month Warranty Inspection. We inspect around the 10 to 11-month mark, after the home has been through a full winter. You receive a clear written report with photos, ready to use when you fill out your Year-End Form during the last 30 days of your first year.

Second-Year Inspection. Before your two-year coverage ends, we focus on water entry, the building envelope, and the electrical, plumbing and heating systems.

What We Often Look for in New Simcoe County Homes

  • Attic insulation and ventilation that can lead to frost or ice dams

  • Grading and drainage that sends water toward the foundation

  • Foundation cracks and signs of settlement after the first winter

  • Drywall cracks and nail pops as the framing dries and settles

  • Air leaks at windows, doors and the attic hatch

  • Heating and cooling that is uneven from room to room

  • Exterior caulking, flashing and cladding details

Workmanship varies from build to build, but these come up again and again in new homes around Barrie, Innisfil and Bradford:

  • Laundry closet floor drains with no slope toward the drain, so water sits instead of draining away.

  • Sump pumps that discharge right beside the foundation. The water soaks back in and the pump short-cycles, wearing it out early.

  • Foundation settlement and cracking, which often shows up in the first few years. I've seen a new foundation that needed epoxy injection to stop water coming into the basement.

Tarion and the HCRA: Who Does What

  • Tarion handles your warranty: claims, conciliation and the guarantee fund.

  • The Home Construction Regulatory Authority (HCRA) licenses builders and deals with builder conduct.

Before you sign, you can check that your builder is licensed in the Ontario Builder Directory.

Common Questions

Will an independent inspection affect my warranty? No. Your warranty comes from Ontario's new home warranty law, and an independent inspection does not change it. Our report simply helps you describe the items clearly.

Isn't the municipal inspection enough? Municipal inspections check that construction meets the Building Code at set stages. They are not a full review of workmanship or finishes for you as the owner.

Do you fix the items you find? No. We only inspect. Warranty items are your builder's responsibility to repair under Tarion's process.

It's brand new. Why get it inspected? A lot happens during a build, and not everything shows on the surface. Every home has its quirks, and an experienced eye catches things most people would never notice, before your warranty deadlines pass.

Ready to Book?

Is your PDI date set, or is your one-year anniversary coming up? Contact us and we will help you pick the right inspection and timing.

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