The texts and email that sell an 11-month warranty inspection, word for word
New-construction buyers forget the builder warranty ends at a year. Exact words for the texts and email that book an 11-month inspection with past clients.
Every buyer of a new-construction home has a clock running that most of them forget about. The builder's one-year warranty ends, and anything they did not report in writing before then becomes their problem. Most of them never think about it until something cracks in month fourteen.
That is a job waiting for you. An 11-month warranty inspection is easy to explain, easy to book, and the buyer is often someone you already know. Here are the exact words to sell it.
Who to send this to
Start with your own list. Pull every client from the last two years who bought new construction or a home under a year old. Note the closing date. Your target window is months 9 to 10 after closing, so they have time to book before the warranty runs out.
Then add a second group: real estate agents who sell a lot of new construction. They can pass the offer along to their buyers.
Text 1: month 9 after closing
Send it from your business number, with your name.
"Hi Rachel, this is Tom from Ridgeline Inspections. I inspected your new home on Oak Street last spring. Quick heads up: your builder warranty usually ends at one year, and anything you report before then is typically the builder's job to fix. Want me to come back for an 11-month check before it runs out?"
Why it works:
- It reminds them who you are and which house.
- It gives them a reason to care that has nothing to do with you.
- It ends with a yes or no question.
Text 2: one week later, if no reply
"Hi Rachel, just following up on the warranty check. Your one-year date is around March 15. Most builders want issues reported in writing before then. I have openings the next two weeks. Want me to send the details?"
Use their real closing date. A specific date feels urgent in a way a vague reminder does not.
The email to send when they say yes
Subject: Your 11-month warranty inspection, what's included
"Hi Rachel,
Thanks for booking. Here's what the 11-month inspection covers:
- Roof, attic and insulation
- Foundation and visible framing
- Plumbing, including leaks and water pressure
- Electrical panels, outlets and GFCI protection
- HVAC operation
- Windows, doors and exterior grading
- Anything that has changed since move-in, like settling cracks or drainage issues
You'll get a report within 24 hours, written so you can send the list straight to your builder. Most builders want the list in writing before your one-year date, so I'll flag anything they should cover.
Price: $X. Your appointment is Tuesday, March 4 at 10 a.m.
If you've noticed anything specific, like a sticking door or a drywall crack, reply and I'll make sure to look closely.
Tom"
Fill in your real price. Many inspectors price a warranty inspection somewhat below a full pre-purchase inspection, since the home is newer and the report is focused. The pricing and quoting guide covers how to set and present add-on prices.
The text to agents
Agents who sell new construction can send you a steady stream of these. One text:
"Hi Dana, it's Tom from Ridgeline. A lot of your new-build buyers from last year are coming up on their one-year builder warranty. I do an 11-month inspection that gives them a written list to send to the builder. Happy to send you a one-paragraph note you can forward to clients. Want it?"
Agents like this because it gives them a reason to check in with past buyers that is helpful, not salesy. It keeps their name in front of clients who might buy again or refer a friend.
After the inspection
Two short messages finish the job.
Same day, when the report goes out:
"Hi Rachel, your report is in your inbox. The items marked 'builder' are the ones to send them before March 15. Let me know if you have questions."
Three days later, the review ask:
"Hi Rachel, hope the builder list went smoothly. If the inspection was helpful, a quick Google review helps other new homeowners find us. Here's the link: [your link]. Thanks again."
Warranty clients tend to leave good reviews because you saved them money. That matters in a trade where 30.2% of inspectors in our benchmark report have zero Google reviews. The Google reviews guide has more scripts for different job types.
Why this is worth building now
Inspection work is tied to the buying season, and the slower months leave gaps on the calendar. Warranty inspections do not follow the same pattern. They come due based on when each client closed, so a list of past new-build buyers fills dates all year. The slow season guide covers other ways to fill winter.
Take a hypothetical inspector with 60 new-construction clients from last year. If one in four books a warranty check, that is fifteen jobs spread across the year from a list you already own.
A few rules
- Only text clients who gave you their number for business contact.
- Never promise what a builder will fix. Say "typically" and "usually," because warranties vary.
- Keep each text under four lines.
If you want these texts and emails set up to send on their own, any service is available as a free 14-day trial, no card. Text or call (385) 526-5050.
Steven has spent the last several years running growth campaigns for local service businesses, home inspectors among them, and builds the benchmark datasets on this site from public Google listings. About the editor