People who buy new construction tend to skip the inspection, or go through it with less care: everything was just built, the builder has a name, there's a warranty. In the episode, inspector Aguiar says a new house does have defects — he expects 10 to 15 findings on recent construction — and talks about an inspection many owners don't even know exists: the 11th month.

What the 11-month inspection is

Builders normally give a one-year warranty on fit and finish and general items in the house. The idea is simple: shortly before the first year of use is up, the owner hires an independent inspector to go over the whole house and list everything that has shown up — doors that fell out of alignment, settlement cracks, loose ducts, small leaks, the roof, drainage.

With that list, the owner goes to the builder still inside the warranty. Aguiar sums up the math: the owner pays for the inspection, but what it would cost to fix things out of pocket can be five or ten times more.

"I find a few things and the guy says: I'm calling them back." — Aguiar, in the episode

What California law guarantees beyond the first year

The commercial warranty is only one part. For houses sold on or after January 1, 2003, California's Right to Repair Actapplies, known as SB 800 (Civil Code, sections 895 to 945.5). It isn't exactly a warranty: it sets construction standards and deadlines for the owner to claim defects. Among the main ones:

• 1 year: the builder must offer a written warranty of at least one year on fit and finish items (fit and finish) — cabinets, countertops, flooring, paint, among others;
• 4 years: for defects in plumbing and sewer systems, the electrical system, and in walkways and driveways;
• up to 10 years: the general deadline for defects that violate the law's standards, including structural ones.

The deadlines have specific rules and exceptions, and the clock may start from the date construction was completed or from delivery. That is why the 11th-month inspection is also a way to document early what exists, with photos and a date.

How to request the repair

Within the commercial warranty, the route is the builder's customer service channel, with the inspector's list. When the issue is a defect covered by SB 800, the law imposes a pre-litigation procedure before any lawsuit:

• the owner sends written notice to the builder describing the defect;
• the builder has 14 days to acknowledge receipt, and short deadlines to inspect the property;
• after the inspection, it may offer the repair in writing, with a deadline to complete it;
• if the builder fails to follow the procedure or to do the repair, the owner can go to court.

Many new-home purchase contracts also carry an arbitration clause and procedures of their own. Read the documents handed over at closing and, in case of a significant defect, look for an attorney who specializes in construction defects.

Inspection for people who already own the house

Aguiar and the realtors point out that an inspection isn't only for buying. Owners hire the service to keep the house in good shape — which, for the show's realtors, is the most important thing you can do for a property — or to get it ready to sell, fixing problems before listing. In that case, keep in mind: the report becomes information known to the seller and must be disclosed to buyers.

There is one more advantage for someone buying: if the inspection was done and the buyer walked away, the report is still useful for understanding what weighs on a similar house and what to ask at the next showing.

A checklist for anyone who bought new construction

• Write down the warranty start date and schedule the inspection around month 10, so you have time to send the list.
• Photograph and date each problem as soon as it shows up, without waiting for the inspection.
• Make the claim in writing and keep the tickets and responses.
• Don't fix on your own an item the builder should repair before it has had a chance to evaluate it.
• Keep the closing documents: warranty, owner's manual and arbitration clauses.

This text is for informational purposes and does not replace legal advice. SB 800 deadlines and procedures have exceptions; in case of a significant defect, consult an attorney.

Sources and verification

• California Civil Code, sections 895 to 945.5 — Right to Repair Act (SB 800, 2002): construction standards, minimum one-year warranty on fit and finish, four-year deadlines (plumbing, sewer, electrical, walkways) and a general deadline of up to ten years; pre-litigation notice and repair procedure (sections 910 to 938).
• Transcript and chapters of episode 8 of the Cadê Moradia podcast (April 2026), with inspector Aguiar and the show's realtors.

Watch this part of the episode:

Why the 11-month inspection matters for new homes. — starting at 46:07 · CADÊ BRAZIL