You want the confidence that your new Houston home was built right, performs well, and is backed by a warranty that actually protects you. With so many builders and bold marketing claims, it can feel hard to know where to start. You deserve clear steps to vet a builder’s track record, verify energy performance, and understand what your warranty truly covers. This guide gives you a practical, Houston-specific playbook you can use before you sign. Let’s dive in.
Houston builder vetting basics
A great vetting process looks at both paperwork and real-world performance. Focus on three pillars: credentials and stability, workmanship and site practices, and warranty and service. Ask for documentation, then verify it with public records and independent testing. In Houston’s climate and soils, flood, drainage, and HVAC performance deserve extra attention.
Check credentials and stability
Start with the company itself. Confirm the legal business name, DBA, principal owners, and how long the builder has operated in Houston or Harris County. Frequent name changes or short‑lived LLCs can be a signal to slow down and look deeper. Ask for proof of general liability and workers’ compensation insurance and request certificates of insurance.
Builders are not uniformly licensed by a single state agency in Texas, but key trades are. Ask for license numbers for electricians, plumbers, and HVAC contractors and confirm they are current. For subdivision builders, ask about construction financing or bonding; for infill projects, ask whether there are escrow protections.
Where to verify: request permit history and Certificates of Occupancy from the City of Houston Permitting Center or Harris County permitting. Review Better Business Bureau complaints and resolutions. Check membership and standing with local associations such as the Greater Houston Builders Association.
Review reputation and workmanship
Drive completed neighborhoods and talk to homeowners about post‑closing service, recurring issues, and how quickly the builder responded. Request at least three references from recent buyers of the same product, including one from the last 6 months and one 18 months or older. This mix reveals how homes age and how warranty service holds up over time.
Visit active job sites and the model home. Look for clean sites, clear subcontractor signage, and inspection tags. Ask how punch lists are handled, who performs warranty repairs, and typical response times.
Investigate legal and liens
Search county records for subcontractor liens against the builder or the subdivision. Look for a pattern of unpaid claims. Check for construction defect lawsuits in public court records or reputable news sources. Multiple liens or recurring litigation is a red flag that deserves careful review before you proceed.
Analyze model specs
Do not rely on a model home walk‑through alone. Compare the printed specs and base inclusions to your contract, line by line. Confirm window brand and ratings, insulation type and R‑values, HVAC tonnage and SEER, duct materials and sealing, roofing materials, exterior finishes, and appliances. Require a written list of what is standard in your price and what is an upgrade.
Foundation and flood risk
Houston’s varied soils and drainage patterns make foundations and grading critical. Understand the foundation type, whether slab‑on‑grade, pier‑and‑beam, or elevated. Each carries different long‑term implications for settlement and waterproofing. Ask for the grading and drainage plan and confirm finished floor elevations relative to local storm‑drain design.
If the lot sits in or near a Special Flood Hazard Area, request any elevation certificates and confirm required elements such as raised utilities or flood vents. At the home level, look for slope away from the foundation, functioning gutters and downspouts, and positive drainage swales that carry water away from the slab.
Envelope, moisture, and termites
Heat and humidity in Houston demand a sound building envelope. Confirm wall cavity insulation type and R‑value, continuous air barrier practices, sill sealants, and flashing details around windows and doors. Ask for window performance ratings, including U‑factor and SHGC appropriate for the local climate.
Roof details matter for comfort and durability. Verify underlayment, drip edge, attic ventilation, and shingle warranty levels. Request proof of termite pre‑treatment, especially slab perimeter treatments, and keep receipts with your closing documents.
HVAC and indoor air quality
Right‑sized mechanical systems are essential. Ask for Manual J load calculations and Manual D duct designs for the exact home you are buying. Oversized systems can short‑cycle, create humidity issues, and underperform in real life.
Insist on duct leakage testing and results. Leaky attic ducts are a common source of energy waste and comfort problems. In tighter homes, confirm combustion safety and planned ventilation, whether through balanced ventilation or dedicated exhaust, to protect indoor air quality.
Energy codes and proof
Energy code adoption varies by jurisdiction. Ask which edition of the energy code your home meets and request documentation from the municipal permitting office. If a builder claims ENERGY STAR, HERS, or other high‑performance designations, ask for the label and third‑party verification reports.
Request these third‑party tests and reports in writing:
- Blower door test results and test date
- Duct leakage test report
- HERS report or rater contact information
- Manual J, Manual D, and Manual S documentation
- Insulation inspection sign‑offs and R‑values used
- Window labels with U‑factor and SHGC ratings
Inspections and quality control
Ask how many in‑house inspections the builder performs and which municipal or third‑party inspections are required. Confirm that you can hire an independent inspector for key phases such as pre‑drywall and final. Require that all repair actions be documented in writing and tracked to completion.
At the pre‑drywall stage, inspectors can catch framing, plumbing, electrical, and envelope issues before they are concealed. At the final walk‑through, use a written punch list and ask for a completion timeline from the builder.
Understand warranty structure
Many new‑home programs follow a 1‑2‑10 pattern. The one‑year period usually covers workmanship and materials, the two‑year period covers major systems such as plumbing, electrical, and HVAC, and the ten‑year period covers defined structural defects. Not all builders use the same definitions, so ask for the full policy and read the fine print.
Typical exclusions include normal wear and tear, owner negligence, and damage from ground movement or flooding unless tied to a failure to follow the approved plan. Cosmetic items often have very short correction windows. Appliances and some components may be covered only by manufacturer warranties, which have their own rules and transfer steps.
Ask who backs the structural warranty. Third‑party providers offer standardized policies, while builder‑administered warranties rely on the builder’s ongoing operations. Confirm whether the structural coverage is insured or bonded and whether it is transferable to a subsequent buyer, which can help resale value.
Warranty claims and disputes
Request the warranty document before closing and review the claims process. Note how to submit a claim, expected timelines for emergency and non‑emergency issues, and whether the builder provides a written schedule for repairs. Understand the dispute resolution path, including any mandatory mediation or arbitration clauses and whether legal fees are recoverable.
Get clear definitions of what qualifies as a defect and how it is measured. Ask whether the warranty covers engineers’ evaluations when structural problems are alleged. Keep all communication and repair records organized from day one after closing.
Checklist: documents to get
Collect these items before contract or at closing:
- Detailed inclusions list with make, model, and finishes
- Full builder warranty and any third‑party warranty documents
- All permit approvals and inspection sign‑offs, including Certificate of Occupancy
- Manual J, Manual D, and Manual S reports
- Blower door and duct leakage test results and any HERS or ENERGY STAR paperwork
- Grading and drainage plan and any elevation certificate for flood‑risk lots
- Builder’s certificates of insurance and warranty service contacts
Red flags to avoid
Watch for these signals and proceed carefully if you see them:
- No verifiable references or only very recent closings
- Multiple company name changes or short‑term LLCs
- Subcontractor liens or unpaid claims in public records
- Refusal to provide third‑party testing or energy reports
- Heavy reliance on model‑home upgrades without a written inclusions list
- Warranty terms with short notice periods, strict caps, or broad exclusions, plus mandatory arbitration
- Lack of insurance proof or refusal to add you as additionally insured for punch‑list work
Your next steps
Follow a practical timeline. Before you sign, request the model‑specific inclusions list, sample contract, and full warranty documents. Drive completed communities and talk to owners. Check permit histories for the builder and the lot. While under contract, confirm upgrades versus base specs in writing and request all energy and mechanical documentation. Schedule a pre‑drywall inspection and confirm builder access. At the final walk‑through, create a written punch list, request a completion timeline, and collect final permits and any elevation certificates. After closing, document any issues right away and follow the warranty claims procedure in writing.
If you want a trusted local guide through builder vetting, documentation, inspections, and neighborhood due diligence, connect with the team at Nan & Co Properties. Our agents combine Houston neighborhood expertise with concierge support to help you buy with confidence.
FAQs
What licenses should Houston home builders and trades have?
- Texas does not uniformly license home builders, so verify licensed trades such as electricians, plumbers, and HVAC contractors, and confirm permits and inspections with local authorities.
What is a 1-2-10 new-home warranty in Houston?
- It typically means one year for workmanship and materials, two years for major systems, and ten years for structural components, but always read the specific policy definitions and exclusions.
How do I verify energy performance claims on a new Houston home?
- Ask for third‑party documents such as blower door and duct leakage tests, Manual J and Manual D reports, and any HERS or ENERGY STAR certification with verification reports.
How can I assess flood and drainage risk for a Harris County new build?
- Request the grading and drainage plan, finished floor elevation data, and any elevation certificate, and confirm requirements if the property is in a Special Flood Hazard Area.
Can I hire my own inspector for new construction in Houston?
- Yes, many builders allow independent inspections at pre‑drywall and final stages, so confirm access in writing and use a written punch list to track repairs.
Are structural warranties transferable when selling a Houston home?
- Often yes, but terms vary; ask whether coverage is insured or bonded, if it can transfer to a new owner, and whether a fee or registration is required.
