New homes in Alberta come with mandatory warranty coverage, but the coverage runs on deadlines, and a defect you don't report in time may not be covered. Inspecting the home at possession and again before key warranty dates helps you find problems while they can still be claimed. This guide explains the structure and how to plan inspections around it.
How Alberta new home warranty coverage works
Alberta's New Home Buyer Protection Act requires most new homes to have third-party warranty coverage from a provider authorized in the province. The minimum coverage is usually described as "1-2-5-10":
| Minimum period | What it generally covers |
|---|---|
| 1 year | Defects in materials and labour |
| 2 years | Defects in delivery and distribution systems, such as plumbing, electrical, heating and ventilation |
| 5 years | The building envelope |
| 10 years | Major structural components |
Some builders and warranty providers offer more than the minimum. Read your own warranty documents, because the definitions, exclusions and claim steps are set there, and confirm the current rules with the Government of Alberta or your warranty provider. Coverage for condominiums has additional rules for common property.
Deadlines matter most. Warranty coverage is tied to dates that usually start at possession or occupancy. Put the end of each coverage period in your calendar the day you take possession, and plan an inspection well before the first-year date.
When to inspect a new home
Before possession
Most builders hold a pre-delivery walkthrough with the buyer. Bring someone who knows what to look for, or book an independent inspection around the same time. Findings at this stage are easiest to get fixed, because the trades are often still nearby.
Before the end of the first year
This is the most useful inspection. By now the house has been through a full set of seasons: heating, cooling, snow, rain and the drying of new framing lumber. Drywall cracks, nail pops, sticking doors, sealant gaps, grading settlement and minor leaks tend to show up in this first year.
Before the two-year date
Focus on plumbing, electrical, heating and ventilation performance: uneven heating, noisy ducts, drain problems, tripping breakers and ventilation that doesn't control humidity.
Before the five-year date
Focus on the building envelope: roof, flashing, windows, cladding, sealants and any sign of water getting in. Attic inspections at this point often find moisture problems that were building slowly.
Common new home defects
- Grading that has settled and now slopes toward the foundation
- Missing or poorly installed flashing at windows, decks and roof-wall junctions
- Bathroom fans or dryer vents that are disconnected or vent into the attic
- Gaps in attic insulation or air sealing
- Heat recovery ventilators that are not balanced or not running
- Cracks in garage slabs, driveways and basement floors
- Doors and windows that bind as framing dries
- Incomplete firestopping or fire separation at the attached garage
Not every crack is a defect. Some shrinkage cracking in concrete and drywall is normal. Our guide to concrete cracks explains which ones to watch.
Making a claim
- Read the warranty provider's claim process and use its forms.
- Report defects in writing, to the party named in your warranty documents, before the relevant deadline.
- Include photographs, locations and dates. An inspection report helps.
- Keep copies of everything you send and receive.
- Give the builder reasonable access to investigate and repair.
- If a claim is denied and you disagree, follow the dispute process in your warranty.
Keep maintaining the home as you go. Warranties typically exclude damage caused by a lack of normal maintenance, such as not changing filters or letting gutters overflow. A simple maintenance schedule helps.
Outside Alberta
Other provinces have their own systems. Ontario and BC both have mandatory new home warranty programs with different structures, coverage periods and claim processes. If your home is outside Alberta, look up the program in your province.
How ehZee can help
We inspect new homes before possession and before warranty deadlines, and our reports document each finding with photographs and locations you can use in a claim. With our home inspections, you can walk the home with the inspector, hear the findings on the day and receive the written report within two days. Call 1-833-888-0091 or email contact@ehzee.ca.
Common questions
Is a new home really worth inspecting?
Yes. New homes are built by many trades under time pressure, and defects are common. Finding them while the warranty applies costs you far less than finding them later.
Will the builder accept an independent report?
The report supports your claim with evidence. The builder and warranty provider will still assess each item under the warranty terms, but documented findings are much harder to dismiss.
What if I bought a home that is a few years old?
Remaining warranty coverage may transfer to you. Check the dates and ask the seller for the warranty documents, then inspect before the next deadline.