New Construction | Taking possession
Your First Year in a New Home
A new building moves as it dries out and settles. Some of what you will see is normal, some is a defect, and the deadline for several categories of claim falls inside this year.
The short answer
Expect minor settlement cracking and some seasonal movement, which is normal. What is not normal is water where it should not be. Several warranty sub-limits expire at twelve and fifteen months, so report anything you are unsure about in writing early.
What is normal
New buildings dry out and settle. Fine cracking at drywall joints, small gaps opening at trim, and doors needing adjustment as the frame moves are all common in the first year.
That does not mean you should ignore them. It means they are usually a maintenance conversation rather than a structural one.
What is not normal
Water. Any unintended water penetration, damp patches, or staining is worth reporting in writing straight away. The five year envelope cover exists precisely for this, and early evidence matters.
Also anything affecting a major system, since electrical, plumbing, heating, and ventilation carry the full twenty-four month cover and problems there are not settling.
The deadlines inside the first year
Twelve months is the limit for non-common property in a strata unit and for detached homes on materials and labour. Fifteen months applies to strata common property.
So a walk around at ten or eleven months, done properly and written down, is genuinely worth doing. It is the last practical opportunity before the shortest limits expire.
- → Diarise the twelve month mark from the date coverage started, not from possession if they differ
- → Report anything in writing, with photographs and dates
- → Keep copies of every exchange with the builder and the warranty provider
- → Do a deliberate inspection at around ten months rather than waiting
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Common questions
Are cracks in a new home normal?
Fine cracking at drywall joints and small gaps at trim are common as a new building dries and settles in the first year. Water penetration is a different matter and should be reported in writing immediately.
What should I do before the first anniversary?
A deliberate inspection at around ten months, written down and reported. Twelve months is the limit for materials and labour on non-common property in a strata unit, so that is the last practical window for the shortest cover.
Who do I report a defect to?
The builder and the warranty provider, in writing, keeping copies. Establish at possession who your provider is and how claims are made, so you are not looking for it when you need it.
Where these figures come from
- BC Housing, new homes registry and warranty
Confirms a builder's licence and a home's 2-5-10 warranty coverage.
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