If you’re buying new construction in Frisco, Prosper, McKinney, Celina, Sherman, Little Elm, or anywhere in North Texas, one of the biggest protections you receive is the builder’s 1–2–10 warranty.
This warranty is standard among most reputable Texas builders, and it’s designed to protect you from issues that may appear during the first decade of ownership.
But many buyers misunderstand what is (and is NOT) actually covered.
Here’s the full breakdown of the 1–2–10 warranty—and how I help my clients use it correctly.
1. What Is the 1–2–10 Warranty?
The Texas builder 1–2–10 warranty covers three categories:
1️⃣ — One-year workmanship warranty
2️⃣ — Two-year systems warranty
🔟 — Ten-year structural warranty
Each category protects different parts of your home.
Let’s break them down.
2. The 1-Year Workmanship Warranty
This covers the fit-and-finish parts of the home—basically everything you can see or touch.
Covers things like:
✔️ Paint
✔️ Drywall cracks
✔️ Flooring issues
✔️ Tile grout
✔️ Doors not closing properly
✔️ Cabinet issues
✔️ Trim work
✔️ Nail pops
✔️ Cosmetic workmanship defects
This is the most commonly used part of the warranty because most visible issues show up in the first year.
Important:
You must submit all workmanship claims before the one-year anniversary or the builder can deny them.
I remind clients of the deadline so nothing is missed.
3. The 2-Year Systems Warranty
This covers the major mechanical systems:
✔️ Electrical
✔️ Plumbing
✔️ HVAC
Examples:
-
Water lines leaking
-
Drains backing up
-
A/C coil issues
-
Outlet failures
-
Circuit problems
-
Ductwork issues
These systems typically show defects within the first 24 months, so the two-year window is very helpful.
4. The 10-Year Structural Warranty
This covers major structural components of the home, including:
✔️ Foundation
✔️ Load-bearing walls
✔️ Framing
✔️ Roof structure
✔️ Major structural defects that affect the building’s stability
Given the expansive clay soil in North Texas, this is the most important long-term warranty.
Structural claims require:
✔️ Clear evidence
✔️ Engineering reports
✔️ A formal review
But if the issue is legitimate, the builder (or third-party warranty company) must repair it.
5. What the 1–2–10 Warranty Does NOT Cover
Builder warranties have clear exclusions.
Here’s what you usually won’t be covered for:
❌ Damage caused by homeowners
❌ Wear and tear
❌ Landscaping issues
❌ Soil movement from poor drainage
❌ Settling that’s considered “normal”
❌ Improper maintenance
❌ Cosmetic issues after the 1-year mark
❌ Damage from storms, hail, or natural disasters
❌ Damage from lack of foundation watering
Many North Texas issues fall into the “improper maintenance” category—especially foundation problems—so maintenance is essential.
6. Who Administers the Warranty?
In Texas, warranties are handled in one of two ways:
✔️ Builder-administered warranty
(Lennar, DR Horton, First Texas, Highland, etc.)
✔️ Third-party warranty company
(StrucSure, 2-10 Warranty, Centricity, Maverick, etc.)
I verify which company is backing your warranty before you sign.
7. How to File a Warranty Claim
Typical process:
-
Log in to the builder’s warranty portal
-
Submit detailed photos and descriptions
-
Warranty team schedules inspection
-
Tech comes to verify the issue
-
Builder repairs or denies based on coverage
For structural claims, you may need:
✔️ Engineering evaluation
✔️ Soil reports
✔️ Builder-supervised inspections
I walk you through every step if a serious issue ever arises.
8. The Most Common Warranty Claims in North Texas
During Year 1:
✔️ Drywall cracks
✔️ Nail pops
✔️ Doors not latching
✔️ Cabinet misalignment
✔️ Caulking separation
✔️ Tile/grout cracking
During Years 1–2:
✔️ Slow drains
✔️ Leaking P-traps
✔️ A/C issues (especially upstairs units)
✔️ Electrical shorts
During Years 3–10:
✔️ Foundation movement
✔️ Cracking due to soil expansion
✔️ Framing issues affecting walls or roofline
Clay soil is the biggest reason structural warranties matter here.
9. How to Protect Your Warranty (My Advice)
To keep your warranty valid:
✔️ Water the foundation consistently
✔️ Maintain gutters and drainage
✔️ Keep soil moisture consistent
✔️ Fix small drainage issues early
✔️ Document everything with photos
✔️ Report issues before deadlines
✔️ Do not perform off-book DIY structural “fixes”
✔️ Use licensed contractors when needed
Ignoring small issues often voids coverage.
10. Pre-Drywall & Final Inspections Are Critical
Even with a 1–2–10 warranty, you need inspections:
✔️ Pre-drywall
✔️ Final inspection
✔️ 11-month warranty inspection
I help schedule all three.
The 11-month inspection is especially important because:
It identifies issues before the 1-year warranty expires.
11. My Role with New Construction Warranties
When you buy new construction with me, I help you:
✔️ Understand what’s covered
✔️ Track deadlines
✔️ File claims correctly
✔️ Request the right repairs
✔️ Communicate clearly with the builder
✔️ Document pre-closing issues
✔️ Get pre-drywall, final, and 11-month inspections lined up
✔️ Protect yourself from long-term problems
I don’t disappear after closing—the warranty is a major part of my service.
12. My Rule of Thumb
**Small issues appear in the first year.
Big issues appear in the first ten.
Handle both correctly.**
Bottom Line: The 1–2–10 Warranty Is a Huge Benefit—If You Use It Properly
New construction offers protection that resale homes don’t—but only if you understand the warranty and stay ahead of the deadlines.
When I represent you, I make sure:
✔️ You know exactly what's covered
✔️ Claims get filed correctly
✔️ You’re protected long after closing
✔️ You don’t miss the 1-year workmanship deadline
✔️ Structural issues are taken seriously
✔️ You know when to escalate to third-party warranty support
Your new home should be a blessing—not a burden.
Want a Realtor Who Stays With You Even After Closing?
If you're buying new construction in North Texas, I’d love to help you navigate the builder warranty and protect your long-term investment.
