Buying new construction in Liberty Hill should feel exciting, not confusing. Yet many buyers are unsure what a new home warranty really covers, how to submit a punch list, and what to track after closing. You deserve clear answers before the clock starts on your coverage. In this guide, you will learn how typical 1-2-10 builder warranties work, what is and is not covered, how to make claims, and the local steps that matter in Liberty Hill and Williamson County. Let’s dive in.
What 1-2-10 warranties mean in Texas
The most common new home warranty format you will see is called 1-2-10. It is not a law or a standard. It is just a common structure used by many builders.
- Year 1: Workmanship and materials. This usually covers cosmetic and fixable defects such as drywall cracks, paint touch-ups, trim problems, cabinet adjustments, and small plumbing or electrical fixes related to installation.
- Year 2: Systems coverage. This focuses on major systems such as HVAC, electrical distribution, and plumbing. The emphasis is on defects in installation or materials, not on routine maintenance.
- Years 3–10: Structural coverage. This is for major structural defects that affect load-bearing parts of the home such as the foundation, roof framing, and load-bearing walls.
You may also see variations like 2-5-10 or 1-1-10. Some builders extend certain system coverage, and many include separate manufacturer warranties for items like appliances, windows, roofing materials, and HVAC equipment.
Types of warranties you may have
- Builder’s express warranty. The written document that sets coverage, timelines, exclusions, and the claims process. This is the most important paper to read and follow.
- Manufacturer warranties. Appliances, windows, roofing, and HVAC equipment usually have their own warranty and claim process. These run separately from the builder’s warranty.
- Third-party structural warranties. Some builders use a third-party warranty company for the structural portion. These have their own procedures and exclusions.
- Implied warranties. In some cases, states recognize implied warranties of habitability or workmanship. In Texas, your rights mainly come from your written contract and warranty. Do not assume broad protections without review.
Coverage vs. exclusions
Understanding what is in scope helps you set expectations and act before deadlines.
Year 1: Workmanship and materials
In the first year, builders typically fix defects in materials and workmanship. Examples include drywall nail pops, paint and trim issues, cabinet alignment, minor electrical or plumbing adjustments, and door or window tweaks.
Year 2: Systems coverage
In year two, coverage usually focuses on major systems such as HVAC components, electrical distribution, and plumbing. The key is that defects must tie back to installation or material issues. Routine maintenance is your responsibility.
Years 3–10: Structural coverage
Structural coverage is for serious, load-bearing failures such as foundation movement that affects structural integrity, framing collapse, or significant settlement that meets thresholds defined in the warranty. Not every crack qualifies. Warranties often define specific measurements and criteria.
Common exclusions and limits
- Normal wear and tear and routine maintenance like filters, drains, caulking, and sealing.
- Damage caused by owner neglect, improper use, unauthorized repairs, or alterations.
- Cosmetic imperfections within industry tolerances, such as hairline drywall cracks.
- Landscaping, irrigation, and some grading or drainage items, which may fall to the developer or HOA.
- Items with separate manufacturer warranties, such as appliances and equipment.
- Acts of God or pest damage, unless your warranty clearly covers them.
Always check notice deadlines and claim steps in your exact warranty. Missing a deadline can void coverage.
Punch lists and claims in Liberty Hill
A smooth claims process starts with a good punch list and clean communication.
Before closing: final walkthrough
During your final walkthrough, create a list of items that need correction. This becomes your initial punch list. Most builders will complete many items before closing, but some may carry over.
First 30 days: post-close punch list
Many builders allow a post-close punch list within a defined window, often around 30 days. Submit it in writing, include photos, and ask for confirmation of receipt. Keep your tone focused and factual.
Service timelines and expectations
Builders often set response windows, such as contacting you within 7 to 30 days and completing repairs in a reasonable time. Timelines vary by item and by builder. Your warranty should spell this out.
How to document and escalate
Clear records help you get faster results and protect your rights.
Build a clean paper trail
- Create a dated digital folder with photos, videos, and descriptions of each issue.
- Submit claims in writing by email or certified mail and request confirmation.
- Log all trades and service visits with dates, names, and outcomes.
- Keep all correspondence and repair receipts in one place.
Manufacturer claims run separately
For appliances and equipment, use the manufacturer’s claim process and keep model and serial numbers. If the problem is installation-related, involve the builder as well.
Escalation and arbitration basics
Follow the steps in your builder’s warranty first. Many contracts include mediation or arbitration requirements. These govern how disputes are handled and can affect your options. For serious or structural issues, consult a construction attorney, and consider hiring an independent inspector or structural engineer to document findings.
Post-close tracking checklist
Use this simple checklist to stay ahead of deadlines.
First 0–3 months
- Gather all warranty documents, including any third-party structural policies and all manufacturer warranties.
- Confirm your official warranty start date and the contact method for claims.
- Submit any required punch list within the builder’s stated timeframe.
- Save contact details for the builder’s warranty department and your community’s HOA manager.
Months 3–12
- Perform routine maintenance such as HVAC filter changes and water heater maintenance per instructions.
- Keep a simple maintenance log with dates and receipts.
- Schedule an 11th-month inspection with an independent home inspector or qualified tradesperson.
- Submit any remaining warranty claims before the end of year 1.
Years 2–10
- Track key dates: end of year 2 for system coverage and the structural warranty end date.
- Consider service contracts or extended coverage for systems as the year 2 deadline approaches.
- Keep a complete file of all requests, repairs, and communications. These records help with resale and any disputes.
Local factors in Liberty Hill and Williamson County
Liberty Hill’s growth brings many builders and varying warranty practices. A little local knowledge goes a long way.
Permits and inspections to keep
Obtain and save final inspection records and certificates of occupancy from the City of Liberty Hill or Williamson County, depending on jurisdiction. These documents show what was inspected and approved and can be important if a dispute arises later.
Climate and soil considerations
Central Texas conditions can stress foundations and drainage. Hot summers and episodes of heavy rain are common. Parts of Williamson County include expansive clay soils that can move with moisture changes. Good grading, drainage, and foundation work help long-term performance, so document site conditions and final grading with photos near closing.
Builder selection and HOA roles
Liberty Hill has many production and semi-custom builders. A builder’s reputation for honoring punch lists matters. Ask for references from recent buyers in your same community. Also confirm which items fall under the builder, the developer, or the HOA, especially for sidewalks, drainage features, and common-area landscaping.
Investor tips for Liberty Hill new builds
Investors can protect returns by planning for warranty transfer and ongoing maintenance.
Transferability and resale
Ask if the warranty transfers to a future buyer and whether a fee or registration is required. Transferable coverage can help marketability and buyer confidence when you sell.
Budgeting for systems after year 2
As system coverage ends, set aside reserves for HVAC, water heater, and other components. Typical lifespans can extend beyond warranty periods, but budgeting reduces surprises.
Simple timeline you can follow
- Week 1–4: Build and submit your punch list with photos. Save all warranty contacts and documents.
- Month 2–6: Complete routine maintenance and log it. Track builder responses and repairs.
- Month 11: Order an independent inspection and submit a final round of claims before the 1-year mark.
- Year 2: Confirm system coverage end date, complete recommended maintenance, and decide on any extended service plans.
- Years 3–10: Monitor for structural concerns and keep your records up to date. If you see major movement or related issues, document and contact the warranty administrator immediately.
When to call a pro
Independent inspections at 11 months
Even if your home looks great, an 11th‑month inspection helps you find issues before the year 1 deadline. It also creates a third-party record that supports your claim.
Structural engineers and attorneys
For suspected structural problems or stalled claims, consider a licensed structural engineer to document the issue. For major disputes, speak with a Texas construction attorney and follow notice and mediation steps in your warranty.
Bringing it all together
A clear plan makes new home warranties work for you. Know what 1-2-10 means, read your exact warranty, track deadlines, document everything, and schedule that 11th‑month inspection. Local conditions in Liberty Hill make grading, drainage, and foundation documentation especially useful, so keep photos and permits in your file. If you want help building a punch‑list game plan or you need on-the-ground guidance with local builders, reach out to Soomin Kim. Our team’s new‑construction experience and community insight help you move with confidence.
FAQs
What does a 1-2-10 builder warranty cover in Liberty Hill?
- It commonly means year 1 covers workmanship and materials, year 2 covers systems like HVAC, electrical, and plumbing, and years 3–10 cover major structural defects as defined in the warranty.
How do I file a warranty claim with my builder?
- Submit issues in writing with photos and dates, ask for confirmation of receipt, follow the steps in your warranty, and keep a log of responses and repairs.
Are cracks in drywall and foundations covered?
- Hairline drywall cracks are often considered normal and may be limited to year 1 workmanship; structural coverage typically applies only to significant load‑bearing defects defined by the warranty.
Do appliance failures fall under the builder warranty?
- Usually they fall under separate manufacturer warranties; if an issue relates to installation, the builder may address it under their workmanship coverage.
Should I get an 11‑month inspection if my home looks fine?
- Yes. An 11th‑month inspection helps you document hidden or minor issues before the year 1 deadline and strengthens any claims you submit.
Can I transfer the warranty to a future buyer?
- Many warranties are transferable, sometimes with a fee or registration. Confirm transfer terms in writing since this can help resale value.
