How to Understand the "Home Warranty" vs. "Manufacturer Warranty" on Your New Build

Direct Answer

On a new DFW build, your protection is layered: the Builder Warranty is a mandatory plan (typically a "1-2-10" timeline) covering the home's structure, workmanship, and internal systems like plumbing and electrical. A Manufacturer Warranty is separate and provided by the companies that made your specific products—such as your Whirlpool dishwasher or Trane HVAC unit—and usually lasts for 12 months. In 2026, a critical Texas update is that many builders have shortened their structural warranty from 10 years to 6 years due to House Bill 2024. To identify who to call, remember this rule: if the product itself failed (the microwave won't turn on), it is a manufacturer issue; if the installation caused the failure (the microwave is leaking steam into the cabinets), it is a builder warranty issue.

Book your Home Goals consultation to audit your warranty documents before your 11-month inspection: https://stevenjthomas.com/home-goals

1. The "1-2-10" Framework (The Builder Warranty)

Most DFW builders provide a tiered warranty that protects different elements of the home for different durations.

• Workmanship (1 Year): Covers "fit and finish" items like paint, trim, siding, drywall cracks, and flooring.

• Systems (2 Years): Covers internal components like plumbing, HVAC ductwork, and electrical wiring.

• Structural (6–10 Years): Covers the foundation, roof framing, and load-bearing walls. Note: In 2026, many major Texas builders have updated this to 6 years to align with new state laws.

2. The Manufacturer Warranty (The "Product" Layer)

Manufacturers back the specific items they sold to the builder.

• Registration Requirement: Most manufacturer warranties require you to register the product within 60–90 days of closing to activate the full coverage term.

• Direct Service: If a specific appliance fails, the builder will usually refer you directly to the manufacturer’s service line.

• Limited Scope: These warranties only cover the appliance itself, not any damage to the home (like a floor ruined by a leaking dishwasher), which would fall under homeowner's insurance or the builder's installation warranty.

3. The Optional Home Warranty (Service Contract)

While your new home is under its initial builder shield, you may not need a traditional third-party "Home Warranty" immediately.

• Strategic Timing: Most DFW owners consider a third-party service contract (like American Home Shield) starting in Year 3, once the builder's systems coverage and the manufacturer's appliance coverage have expired.

• Maintenance vs. Defects: These contracts cover "normal wear and tear," which builder warranties specifically exclude.

4. The "11-Month Inspection" Strategy

The most critical date for any DFW new-build owner is the one-year anniversary.

• The Final Sweep: Hire a third-party inspector around Month 11 to identify nail pops, drywall cracks, or minor leaks that the builder is obligated to fix under the "Workmanship" year.

• Digital Documentation: Builders in 2026 utilize online portals; ensure all workmanship claims are submitted before the 365-day mark, or the builder can legally categorize them as "owner maintenance items."

Conclusion

In 2026, navigating your new build’s protection requires a clear understanding of the "Who" and the "When." By distinguishing between a builder's structural obligation and a manufacturer's product guarantee, you can ensure your North Texas home stays in peak condition without paying for repairs that are already covered. Remember: the builder guarantees the installation, but the manufacturer guarantees the innovation.

Key Takeaways

• Tiered Coverage: Builders cover workmanship (1yr), systems (2yr), and structure (6-10yr).

• Register Promptly: Appliances must be registered with the manufacturer to ensure full protection.

• Install vs. Product: Call the builder for installation errors; call the manufacturer for product defects.

• Texas Law Update: Be aware that structural warranties may now be 6 years instead of 10 in DFW.

• 11-Month Audit: Conduct a professional inspection before your one-year workmanship coverage expires.