Tarion warranty inspections: forms, deadlines and what to check
A plain-language guide to Ontario's new-home warranty forms and how an independent inspection helps you prepare them.
Tarion forms and deadlines
| Form | Submission window | Notes |
|---|---|---|
| Initial Form | Days 1–41 after possession | Automatically submitted on day 41 |
| Mid-Year Form | Days 42–183 | Automatically submitted on day 183 |
| Year-End Form | Days 183–365 | Only one accepted; short grace period with conditions |
| Second-Year Form | Any time in year two | More than one may be submitted |
| Major Structural Defect Form | Years 3–7 | For major structural defects |
Based on Tarion's published claim forms and timelines. Rules can change — always confirm on tarion.com.
Short answer: Ontario new homes are covered by the Tarion warranty program. In the first year you can submit an Initial Form (days 1–41), a Mid-Year Form (days 42–183) and one Year-End Form (days 183–365); in the second year you can submit Second-Year Forms any time. An independent inspection before each deadline documents observable deficiencies so your form is complete.
When to book an inspection
- Initial stage: soon after possession, so items can go on your Initial Form before day 41.
- Year-end: the most popular time — book well before day 365, leaving time to prepare your single Year-End Form. A full year of seasons often reveals settling, drainage and comfort issues.
- Second year: before the end of year two, for items covered by the two-year warranty such as certain water penetration, electrical, plumbing and heating issues.
What we commonly document in new homes
- Exterior grading and drainage, downspouts and window/door flashing details that are visible
- Roof coverings and attic insulation and ventilation, where accessible
- Interior finishes: cracks, nail pops, doors and windows that stick or don't seal
- Plumbing fixtures, visible leaks and water pressure
- Heating, ventilation and air conditioning operation
- Electrical devices, GFCI/AFCI protection and smoke/CO alarms
- Cold spots, air leakage and missing insulation patterns found with thermal imaging
Why thermal imaging helps in new homes
Insulation voids and air-sealing gaps are hidden behind drywall and rarely obvious on a walk-through. Thermal imaging shows surface temperature patterns that can point to these areas, and moisture-meter readings help confirm whether a cool spot is damp. Every JBM Inspect new-home warranty inspection includes systematic interior thermal screening where conditions permit, plus a dedicated thermal findings section.
What an inspector can't do
An independent inspector documents observable deficiencies. We don't decide what Tarion covers, guarantee claims will be accepted or submit forms for you — you remain responsible for deadlines and submissions.
JBM Inspect new-home warranty inspections: $449 (condo), $549 (townhouse/semi), $599 (detached) + HST, with $50 off a year-end inspection if we did your earlier warranty inspection. Details · Request a quote
Sources: Tarion — Claim forms & timelines.
Have an offer deadline?
Tell us your condition or warranty deadline and we'll confirm scope, availability and your total price before you book.