Tarion Warranty Guide for New Homes: What’s Covered, What’s Not, and How to File Without Losing Your Mind
Tarion warranty guide for new homes (Ontario): What’s Covered, What’s Not, and How to File a Claim
Tarion is supposed to make new-home problems less stressful. Sometimes it does. Sometimes it feels like you need a law degree, a filing cabinet, and a second job titled “Professional Email Follow-Upper.” This guide puts Tarion warranty coverage into plain English—what’s covered, what isn’t, the deadlines that matter, and how to document issues so they actually get resolved.
If you just took possession of a new home (or you’re about to), here’s the core truth: Tarion coverage is real, but it’s also time-sensitive and paperwork-sensitive. Most disputes aren’t about whether something is annoying. They’re about whether it’s covered, whether you reported it properly, whether it was documented, and whether the builder had a fair chance to repair it within the required timeline.
This Tarion warranty guide for new homes will help you: understand the 1-year / 2-year / 7-year structure, learn what homeowners commonly get wrong, and know what to do when “we’ll come back later” turns into “who are you again?”
🗺️Tarion Coverage in One Simple Map
| Coverage period | What it generally focuses on | Examples homeowners actually care about |
|---|---|---|
| Year 1 | Workmanship/materials, habitability, OBC issues, unauthorized substitutions | Interior defects, “this isn’t what we chose,” obvious performance issues |
| Year 2 | Water penetration, systems (electrical/plumbing/HVAC delivery), exterior cladding issues | Basement leaks, window/door leaks, recurring system failures |
| Years 3–7 | Major Structural Defects (MSD) | Serious structural failures, major load-bearing problems |
📘What Tarion Is (and What It Isn’t)
Tarion administers Ontario’s new home warranty program. Your warranty coverage starts around the purchase process and continues for up to 7 years after possession depending on the issue category. The warranty also stays with the home if it’s sold. Tarion’s own homeowner resources break coverage into the three main time buckets: 1-year, 2-year, and 7-year major structural defect coverage.
What Tarion is not: it’s not a general “everything that annoys me must be fixed” program. Tarion also isn’t the builder’s project manager. The builder typically gets a defined repair period, and Tarion’s processes have steps, forms, and deadlines.
Official Tarion coverage breakdown
This is the primary reference for what’s in Year 1, Year 2, and Year 3–7 coverage.
Official claims process + repair timelines
This explains the regular claims process and the builder repair period that starts once you submit a form.
1️⃣Year 1 Coverage: The “Fix the Basics” Year
Year 1 is when you catch the common workmanship/material issues and anything that clearly doesn’t perform the way a new home should. This is also the period where homeowners often discover unauthorized substitutions (“we couldn’t get that product”) and finish defects that look small but are worth documenting early.
What to do in the first 30–90 days
- Do a room-by-room walkthrough and write everything down
- Take photos/video with dates (yes, even for “small” items)
- Test windows/doors, run taps, check drains, inspect exterior grading after a rain
- Keep a simple log: “reported on, response, scheduled date, repaired on”
What homeowners commonly miss
- Minor cracks that become bigger cracks
- Slow leaks that only show during wind-driven rain
- Drafts/comfort issues that show up when real winter arrives
- Anything you “assume is normal” because you’re being polite
2️⃣Year 2 Coverage: Water Penetration and System Problems
Year 2 is where Tarion gets serious about what can damage a home: water penetration and core building systems. This is also where confusion happens. A lot of issues feel like “water problems” but are actually condensation, ventilation, or lifestyle issues. The best move is to document what’s active and when it occurs: after rain, after thaw, during wind, near a specific window, etc.
How to document a water issue properly
- Photo/video the active leak (not the dried stain)
- Write down weather conditions and date/time
- Mark the exact location (corner, window, crack line, floor joint)
- Don’t “fix it yourself” before documenting—stop damage, but preserve evidence
Common Year 2 problems homeowners report
- Basement/foundation wall leaks after heavy rain or spring thaw
- Window/door leaks during wind-driven rain
- Recurring plumbing or HVAC distribution problems
- Exterior cladding issues that lead to moisture entry
🏗️Years 3–7: Major Structural Defects (MSD)
The 7-year portion is not “everything for seven years.” It’s specifically for major structural defects—serious issues affecting load-bearing elements and structural integrity. If you think you’re dealing with an MSD, treat it like a safety issue: document, communicate in writing, and follow the correct form/timeline.
In real life, most homeowners will never file an MSD claim. That’s good. But you still want to understand it because it affects how you evaluate a builder’s quality systems and how you protect yourself if something truly significant appears later.
🧾How the Tarion Claims Process Works (Plain English)
Here’s the part homeowners often miss: once you submit a warranty form, it triggers a defined builder repair period. That’s important because it sets the clock for when the builder is expected to resolve covered items. You still need to cooperate with scheduling, provide access during business hours, and keep communication documented.
Before you submit
- Collect your photos/videos and dates
- Write the issue clearly (location + symptom + when it occurs)
- Be careful with wording: describe facts, not assumptions
- Check if it’s a safety/emergency situation
After you submit
- A builder repair period begins (your job is to document progress)
- Schedule access and confirm appointments in writing
- Track “attempted repair” vs “resolved”
- Don’t let months pass without a clear next action
🚫What’s Often Not Covered (or Becomes “Not Covered”)
The biggest reason homeowners lose leverage is that issues become unprovable or look like maintenance problems. Even when something started as a construction issue, if it’s not documented and reported within the correct window, it may be treated as outside warranty.
Common “not covered” categories
- Normal wear and tear
- Damage caused by homeowner modifications
- Items resulting from lack of maintenance
- Condensation mistaken for “leaks” (without proof of penetration)
How covered issues become harder to claim
- Waiting too long to report
- No photos of the active issue
- Fixing it first (and losing evidence)
- Vague descriptions: “bathroom leak” (where? when? how?)
💡How Warranty Thinking Protects Your Budget
Warranty isn’t just about repairs—it’s about avoiding surprise costs. The same mindset that makes warranty work smoothly also makes your build smoother: clear scope, clear documentation, and clear decisions.
If you’re still planning a new build, get realistic early with: the Ontario New Home HST Rebate calculator and the GST rebate calculator for first-time home buyers in Ontario. These won’t fix a leaky window, but they’ll stop your budget from leaking money.
🧱Why Build Quality (and Wall Systems) Still Matter to Warranty
Tarion is there when problems happen—but the real win is building in a way that avoids problems in the first place. Better envelopes, better moisture management, and better detailing reduce the issues that become claims.
ICF basics (for homeowners)
If you’re curious why some homes are quieter and more stable year-round, start here.
ICF deep dive (builder-level)
If you want more technical pros/cons and supply-chain realism, these are solid starts.
❓Tarion Warranty Guide for New Homes: Ontario FAQ
1) When does Tarion warranty coverage start?
Practically speaking, the coverage you’ll rely on most begins when you take possession of the home. That’s when the 1-year and 2-year clocks matter most for common defects and water penetration. The program itself also ties into the purchase process, but for homeowners the key is this: once you have keys, start documenting right away, because your reporting windows are now moving. If you wait for “the house to settle,” you may miss the cleanest opportunity to file and resolve issues.
2) What’s the most important thing to do in the first 30 days?
Do a calm, systematic walkthrough and build your documentation file. Take photos with dates, write down locations, and keep one running list. Test windows/doors, check for drafts, run plumbing fixtures, and after a heavy rain, inspect basement corners and window wells. Many warranty disputes are solved (or lost) based on clarity. A tidy log beats a long emotional email every time.
3) Is every crack covered under Tarion?
No. Some cracking is normal as materials dry and the home goes through seasons. Coverage depends on the type of crack, location, performance impact, and whether it indicates a defect versus normal shrinkage/settlement. The smart move is to document cracks early with a clear photo scale (coin or tape measure), track whether they grow, and report anything that shows movement, moisture, or repeated reappearing after repair attempts.
4) Water in the basement: what counts as “water penetration”?
“Water penetration” generally means liquid water entering the interior where it shouldn’t—like an active leak through a foundation wall, window, or joint. A basement that feels damp or smells musty can be condensation, humidity, or ventilation related, especially in shoulder seasons. The best practice is to capture evidence of active water: photos/video during the event, with weather notes, and exact location marked. That turns guesswork into proof.
5) If the builder says “maintenance issue,” how do I respond?
Ask for specifics in writing: what maintenance step, what standard, what evidence. Then compare it to your documentation. Sometimes it is maintenance—gutters disconnected, grading altered, downspouts missing extensions. Other times it’s a deflection. Don’t argue feelings. Stick to facts: the condition, when it occurs, and what you’ve done to prevent damage. If you’re not sure, document, report, and let the process sort it out.
6) How long does the builder have to fix things after I file?
After you submit a warranty claim in the regular process, a defined builder repair period begins. Your job during that period is to provide reasonable access, confirm appointments, and track what was attempted and what was actually resolved. If something is “patched” but returns, document it as recurring. The homeowner who wins is usually the one who keeps the cleanest timeline.
7) Do I have to let the builder try to repair it first?
In most situations, yes—Tarion processes are built around giving the builder the opportunity to repair within the program’s timeframes, unless there’s an emergency or a special circumstance. Blocking access or refusing reasonable repair attempts can weaken your position later. The best approach is to cooperate while staying organized: written scheduling, photos before/after, and a short summary of the outcome of each visit.
8) What are the biggest homeowner mistakes with Tarion claims?
The big four are: waiting too long, not documenting properly, being vague, and fixing it first. Waiting turns a clear defect into a murky story. No documentation turns a real problem into a debate. Vague descriptions make it hard to verify. Fixing it first can remove evidence. The best approach is boring-but-effective: photos, dates, locations, and a simple log. Warranty is paperwork, not a personality contest.
9) Does Tarion cover renovations or homeowner changes after possession?
If you alter the home, you can complicate warranty coverage for the affected area. For example, if you remodel a bathroom and later have a leak, it can become unclear whether the cause is original work or the renovation. This doesn’t mean you can’t renovate—it means you should document the original condition, keep receipts and photos of changes, and be realistic about what can be attributed to the builder versus later work.
10) What should I do if I’m buying a new home right now?
Build your protection plan before you take possession: understand your dates, plan your walkthrough, and get your documentation system ready. Also get your finances clear—new builds have moving parts and surprises. Use a pricing framework early and don’t rely on “average cost” guesses. Start with the cost calculator and financing info above, and keep your warranty mindset: clear scope, clear decisions, clear documentation. That combination prevents more headaches than any single warranty claim ever will.