Are you buying a new construction home in Godley and wondering what a 1-2-10 warranty really covers? You are not alone. Builder warranties can protect you, but the details matter, especially with our North Texas soils and weather. In this guide, you will learn how the 1-2-10 model works, what is typically covered and excluded, when to schedule inspections, and the local steps that help you protect your investment. Let’s dive in.
1-2-10 warranty basics
The 1-2-10 model is a common way builders describe new home warranty coverage. It usually means one year for workmanship and materials, two years for major systems, and years 3 to 10 for structural coverage. Exact terms vary by builder and warranty company, so the written warranty for your home controls the promise.
Some builders handle claims themselves. Others enroll homes with a third-party warranty provider that backs the structural coverage and manages claims. Ask if the warranty is insured and whether claims go through the builder or an independent company. A third-party backed warranty can sometimes offer clearer procedures and transfer options if you sell.
Remember, municipal inspections and a Certificate of Occupancy confirm code compliance at the time of construction. They are not a warranty. Homeowners insurance also sits apart. It covers perils like fire, hail, or theft, not construction defects.
Year 1: Workmanship and materials
What is often covered:
- Finish and cosmetic items tied to construction, such as paint touch-ups, trim, cabinets, interior doors, and some tile or grout issues.
- Installation defects for builder-supplied materials that appear within the first year.
Typical exclusions or limits:
- Normal shrinkage or hairline drywall cracks from settling.
- Wear and tear or lack of routine maintenance.
- Appliances, which are usually covered by the manufacturer, not the builder.
How to use it well:
- Complete a thorough pre-closing walkthrough with a written punch list and photos.
- Keep a running list of items that appear in the first months.
- Plan for an independent 10 to 11-month inspection so you can submit claims before the one-year window closes.
Year 2: Major systems
What is often covered:
- Defects in plumbing supply and drain lines.
- Electrical wiring and components.
- HVAC ductwork and system performance issues caused by installation defects, plus water heaters and other mechanicals.
Typical exclusions or limits:
- Normal maintenance items like filters or thermostat batteries.
- Problems caused by misuse, neglect, or alterations.
- Damage from storms or flooding.
How to use it well:
- Change filters and schedule routine service as recommended to avoid denial for lack of maintenance.
- Document recurring system issues with photos and dates.
- Report leaks or electrical problems promptly.
Years 3 to 10: Structural coverage
What is often covered:
- Major structural defects that affect load-bearing elements and the home’s safety or living use. Examples include significant foundation movement that impacts structural integrity, failure of roof framing, or failure of key support systems.
Typical exclusions or limits:
- Cosmetic cracks or ordinary settlement that does not affect structure.
- Damage tied to altered grading or poor drainage after closing.
- Acts of God and insect or termite damage unless your contract includes it.
What to verify in writing:
- Dollar caps per claim and total aggregate limits.
- Repair standards and the company’s process for selecting vendors.
- Whether the structural warranty is transferable to the next owner and any fees or timelines for transfer.
Godley and North Texas factors that matter
Much of Johnson County, including Godley, sits on expansive clay soils. These soils swell when wet and shrink when dry, which can move a foundation if water management is poor. That is why drainage, grading, and irrigation habits are central to long-term performance here.
North Texas also sees severe rain events, hail, and occasional tornadoes. Storm damage is typically a homeowners insurance claim, not a construction warranty issue. Keep your insurance policy current and understand your deductibles.
Permits and inspections are handled by the local authority. If your home is inside Godley city limits, the City of Godley building department typically oversees permits and inspections. If you are outside the city in unincorporated areas, Johnson County permitting may apply. Ask for copies of inspection records and the final Certificate of Occupancy before closing.
Local checklist to protect your investment:
- Ask about the foundation design and any soil mitigation steps used on your lot.
- Confirm final grading flows water away from the slab and that gutters and downspouts discharge well away from the foundation.
- Learn the irrigation schedule that keeps soil moisture stable without overwatering.
- Keep all builder and municipal inspection paperwork with your closing documents.
Inspection timing that protects you
Inspections have different purposes. Municipal inspections check code compliance at set construction stages. A pre-closing walkthrough with the builder identifies items to correct before handover. Independent inspections look after your interests and help you document issues for warranty claims.
A practical timeline for new-construction buyers:
- Pre-closing: Do a detailed walkthrough. Use a checklist and take photos of finishes, doors and windows, tile, outlets, and visible exterior details.
- First 30 days: Note any early system issues or leaks and report them.
- Months 6 to 10: Consider a mid-year check to track developing concerns.
- Months 10 to 11: Schedule an independent 11-month warranty inspection. This is your best chance to catch finish defects and minor system problems before the one-year clock runs out.
- Annually: Continue seasonal checks on grading, drainage, caulking, and HVAC performance.
Why the 11-month inspection matters:
- Many small issues appear after you live in the home. Doors may bind, trim can separate, small leaks can emerge, and grout can crack. If you document these before the year-one deadline, you keep your claim options open under workmanship and materials coverage.
Who to hire and what to check:
- Use a licensed inspector experienced with new construction and local soil conditions. If you suspect foundation movement, consider a structural engineer. For system-specific concerns, a licensed HVAC, plumbing, or electrical contractor can assess performance.
- Key items: door and window operation, drywall and trim cracks, tile and grout, grading and drainage, HVAC performance and condensate lines, plumbing leaks, electrical outlet behavior, visible foundation cracks, and roof or exterior flashing.
How to document and file warranty claims
Process and paperwork count. Follow the written procedures in your warranty and meet all timelines. Good documentation helps you get faster, cleaner resolutions.
Steps to follow:
- Read the warranty document. Confirm covered items, exclusions, claim windows, monetary limits, and dispute resolution steps.
- Create a dated issue log with photos and video. Keep inspection reports and notes from walkthroughs.
- Submit claims in writing with clear descriptions, photos, and your report. Use a trackable method such as certified mail or a documented portal if provided.
- Keep records of all communications with the builder or warranty company.
- Maintain the home per manufacturer and builder guidance. Lack of maintenance can void coverage.
- If a claim is denied, review the reason in writing. Follow the dispute path in the contract, which may include mediation or arbitration. For serious defects, consult a real estate or construction attorney familiar with Texas law.
Questions to ask your builder before you sign
- Who backs the warranty? Is it insured or third-party administered, or does the builder handle all claims?
- What are the exact definitions for workmanship, systems, and structural coverage in this contract?
- What are the per-claim and total dollar limits, and how are repairs performed?
- Is the structural warranty transferable to a future owner? What is the fee and timeline to transfer?
- What is the written claim procedure and response timeline?
- Does the contract require arbitration or limit legal remedies?
- Can I review municipal inspection records and the final Certificate of Occupancy before closing?
- How is the foundation engineered for expansive soils on my lot, and what drainage features are included?
Practical care for foundations and drainage
Protecting your foundation is a daily habit in North Texas. Smart water management reduces the chance of movement that could lead to structural concerns.
Use these tips:
- Maintain positive grading so water flows away from the slab.
- Install and maintain gutters and downspouts that discharge several feet from the foundation.
- Avoid overwatering next to the slab. Keep moisture more consistent, not soaked or bone-dry.
- Do not alter drainage or add heavy landscaping against the foundation without understanding warranty implications.
- Seal small exterior gaps and maintain caulking per builder guidance to keep water out.
How Joy Michelle Realty Group supports you
New construction is exciting, and the details can be a lot. With buyer representation focused on Johnson County and the Fort Worth suburbs, you get local guidance that helps you compare communities, lots, and builders with confidence. We keep you organized from contract to closing and help you plan key checkpoints like the 11-month inspection so you know what to expect at every step.
If you are building or buying new in Godley, we are here to help you make a clear plan and feel confident about your move.
Ready to talk through your new-build timeline or next steps? Connect with Michelle Martin for local guidance tailored to your goals in Godley and across Johnson County.
FAQs
What does a 1-2-10 new home warranty cover in Godley?
- Year 1 usually covers workmanship and materials, year 2 covers major systems, and years 3 to 10 cover major structural defects that affect load-bearing elements and the home’s safety or use.
Is the 1-2-10 warranty required by Texas law?
- No, it is an industry model found in many builder contracts, and the exact coverage depends on the written warranty for your home.
Do city inspections in Godley replace a builder warranty?
- No, municipal inspections and a Certificate of Occupancy check code compliance during construction but are not a substitute for a builder or third-party warranty.
Why should I schedule an 11-month inspection on a new home?
- It lets you document workmanship and system issues before the one-year window closes, which helps preserve your ability to make a claim under year-one coverage.
Are hail and storm damage covered by a builder warranty in North Texas?
- Typically no; storm damage is usually a homeowners insurance matter, while builder warranties address construction defects as defined in the contract.
Can I transfer the structural warranty when I sell in Johnson County?
- Many third-party structural warranties allow transfer to a new owner, often with a fee and a time limit; check your policy’s written terms.
What should I do if my builder denies a warranty claim?
- Review the denial in writing, follow the contract’s dispute steps such as mediation or arbitration, and consult a Texas real estate or construction attorney for significant issues.
