Tarion Warranty Deadlines: When to Book a New Home Inspection in Ontario

For Ontario new homes with possession on or after May 1, 2024, Tarion's first-year warranty forms are submitted automatically on day 41 (the Initial Form, which replaced the old 30-Day Form), day 183 (Mid-Year Form) and day 365 (Year-End Form), according to Tarion. The Second-Year Form can be filed any time in year two. Book an independent new home warranty inspection a week or two before each deadline, so the findings are on your list in MyHome before it submits.

What Are the Tarion Warranty Forms and Their Deadlines?

Tarion's warranty forms are the formal lists of defects you submit, through Tarion's MyHome portal, to start the builder's repair clock. As of October 2026, these are the forms and windows Tarion publishes on its claim forms and timelines page for homes with a possession date on or after May 1, 2024.

Tarion form	When it's due	What to list	When to book the inspection
Initial Form (replaced the 30-Day Form)	Items can be added from day 1 after possession; MyHome submits it automatically on day 41	Items left from the PDI, damage, missing or incomplete work, anything not working	Around days 20–30, so you have time to add findings before day 41
Mid-Year Form	Items can be added from day 42; submitted automatically on day 183	New defects noticed since the Initial Form	Around months 4–5, if you want a mid-year check
Year-End Form	Items can be added from day 183; submitted automatically on day 365. A 10-day grace period applies only if you have written evidence you reported the items to the builder in year one	Any first-year defect in work or materials, plus two-year items you've noticed	Around months 10–11, before day 365
Second-Year Form	Any time during the second year of possession; you can file more than one	Two-year items: water penetration, electrical, plumbing and heating defects, cladding, health-and-safety Building Code issues	Around months 20–22, so you can still file before the second anniversary
Major Structural Defect (MSD) Form	After year two, no later than seven years from possession; more than one allowed	Defects affecting load-bearing structure	When you see signs of structural movement

Tarion's Customer Service Standard update explains that you can add items to your list at any time during year one in MyHome, and that the builder can't see the itemized list until it auto-submits. Items added after a submission date roll into the next submission.

What Happened to the Tarion 30-Day Form?

The 30-Day Form was replaced by the Initial Form for homes with a date of possession on or after May 1, 2024. According to Tarion, homes with a warranty start date before May 1, 2024 stay under the previous Customer Service Standard and its "legacy 30-Day Forms."

Under the legacy rules, Tarion's homeowner guide on how to make a warranty claim describes the 30-Day Form as submitted "during the first 30 days of possession," with only one allowed, and the Year-End Form during "the last 30 days of the first year of possession."

Under the current rules, Tarion says the 10-day grace period that started as an interim measure in September 2020 is now permanent, which makes the initial window 40 days, with automatic submission on day 41. Many people still search for "the 30-Day Form inspection," and the timing advice is the same: get the home inspected early in the first month so the findings make the first submission.

If you're not sure which rules apply to your home, check your possession date in MyHome or call Tarion at 1-877-982-7466.

What Does the Tarion Warranty Cover?

Tarion's warranty has three coverage tiers that run for one, two and seven years from possession. The freehold warranty information sheet says the warranty on work and materials "provides up to a maximum of $400,000 in coverage."

Warranty coverage tier	What it covers	Examples
1-year warranty	Home built in a workmanlike manner and free from defects in material; fit to live in; complies with Ontario's Building Code; protects against unauthorized substitution of items	Poor workmanship in finishes, defective materials, an item substituted without your agreement
2-year warranty	Water penetration through basement or foundation walls, windows and the building envelope; defects in electrical, plumbing and heating delivery and distribution systems; defects causing exterior cladding to detach, shift or deteriorate; Building Code violations affecting health and safety	A leaking foundation wall or window, a defective plumbing or heating distribution system, loose or deteriorating brick or siding
7-year major structural defects (MSD)	Defects in work or materials that affect a structural load-bearing element, causing structural failure or materially and adversely compromising structural integrity, or materially and adversely affecting the use of a significant portion of the home	"A crack, distortion or displacement of a structural load-bearing element," per Tarion's MSD framework

The freehold sheet also lists exclusions, including normal wear and tear, damage from improper maintenance, damage caused by the homeowner or a third party, secondary damage from warranted defects, HVAC appliances, and defects you accepted in writing. Tarion's MSD framework adds that dampness not caused by a structural failure is not an MSD.

Tarion uses its Construction Performance Guidelines to decide disputes about whether something is a defect.

How Is the PDI Different From an Independent Inspection?

The Pre-Delivery Inspection (PDI) is a walk-through the builder runs before you get the keys; an independent inspection is one you hire, done by an inspector who works for you. Tarion's builder's guide to the PDI says the PDI is mandatory for all new homes enrolled with Tarion, and the builder must explain how the heating, electrical, plumbing and air conditioning systems work.

	Pre-Delivery Inspection (PDI)	Independent new home warranty inspection
Who leads it	Your builder's representative	An inspector you hire
When	Before possession	Before each Tarion form submits
What it records	Items incomplete, damaged, missing or not working, and any substitutions, on the PDI Form	Visible defects across the home's systems, with photos, for your warranty list
Is it a warranty claim?	No. Tarion says the PDI Form is a record of condition, not a warranty service request	No. You add the findings to your form in MyHome

You can bring help to the PDI. Tarion says a purchaser may attend with a designate or send one, and that a professional home inspector is allowed. If you send someone in your place, Tarion requires its Appointment of Designate form, given to the builder before or at the PDI.

After the PDI, Tarion's guide says the builder must submit the Certificate of Completion and Possession to Tarion within 15 days of the date of possession. If you find something missing or damaged at possession that wasn't on the PDI Form, Tarion advises photographing it and emailing the builder right away.

What Happens After You Submit a Tarion Form?

After you submit, the builder gets an initial repair period of 120 days, and if items are still unresolved you can ask Tarion for conciliation. Here's how the regular claims process and the May 2024 standard set the timing:

Builder repair period: 120 days from submission. This doesn't apply to MSDs, and exterior (seasonal) work and emergencies can have different timeframes.
Request conciliation if items are unresolved. As of October 2026, Tarion's windows are:
- Initial Form items: day 42 to day 183
- Mid-Year Form items: day 184 to day 365
- Year-End Form items: day 366 to day 516 (150 days after the end of the first year)
- Second-Year and MSD items: within 30 days after the initial builder repair period ends
Conciliation inspection: Tarion assesses whether items are covered, usually with an inspection at the home with the builder's representative present.
Final builder period: the builder has 30 days after Tarion's Conciliation Report to fix covered items. If items remain, Tarion schedules a claim inspection or does a desk assessment.

Tarion notes that pressuring a homeowner not to submit a claim or contact Tarion violates the Home Construction Regulatory Authority (HCRA) Code of Conduct for builders. Weather-dependent items, such as exterior painting, concrete, brick work, grading, sod and driveways, follow different repair timelines, according to Tarion.

Conciliation windows are fixed dates, so put every deadline in your calendar on the day you take possession.

How a New Home Warranty Inspection Works

A new home warranty inspection is a visual inspection of a new home's systems timed to a Tarion deadline, so you can list defects while the builder still has to fix them. Quality Inspections' new home warranty inspection starts at $350 for any size of home and takes 1–3 hours, and you get a digital report with photos and prioritized findings within 24 hours.

What the inspection looks at:

Structure and foundation where visible: cracks, signs of movement, water entry
Roof and attic: visible roofing, flashing, attic insulation and ventilation
Exterior: brick, siding and caulking, grading and drainage away from the house
Windows and doors: operation, seals, signs of water getting in
Electrical: panel, a sample of outlets, GFCIs
Plumbing: visible supply and drain lines, fixtures, leaks
Heating and cooling: visible distribution and operation
Interior finishes: floors, walls, ceilings, trim, cabinets

A moisture meter and thermal imaging camera help find hidden moisture and missing insulation. Thermal imaging shows where to look; it doesn't see through walls.

What's outside the inspection: opening walls, sewer camera scopes, radon testing and ESA electrical inspections. If the report flags something that needs a specialist, it says so. For a fuller list, see what a home inspector checks in Ontario.

Two practical points make the report useful for Tarion:

Describe each item on your form in plain terms, with the location and a photo. The report gives you both.
Report items to the builder in writing as you find them. Tarion's Year-End grace period only applies if you have written evidence you reported the items during year one.

Common Things to Watch for in a New Build

A brand-new home can still have defects, and the warranty only helps if you list them in time. Issues worth watching in the first two years include:

Grading that slopes toward the house, and settling around the foundation and window wells
Water at basement walls or around basement windows
Missing or failed caulking around windows, doors and exterior penetrations
Attic insulation gaps and blocked or missing ventilation
Drywall cracks and nail pops as the framing dries and settles
Doors and windows that stick, don't latch or let in drafts
GFCI outlets that don't trip or reset

Some of these, like normal shrinkage cracks, may fall under Tarion's exclusions or its Construction Performance Guidelines. List them anyway and let the process decide. If you have a concern about how a specific item is treated, call Tarion or ask your real estate lawyer.

New Home Warranty Inspections in Vaughan, Brampton and Markham

The Tarion rules are the same across Ontario, but the GTA's newer subdivisions are where most first-year and second-year warranty inspections happen. Vaughan, Brampton and Markham all have newer subdivisions and condo buildings, and a home there can be handed over before the street, sod or driveway is finished.

Local points to keep in mind:

Seasonal items. A possession date in late fall or winter can mean grading, sod and driveway work waits for spring. Tarion treats these as special seasonal items with their own timelines, so list them anyway.
Condos. For condo units, the warranty runs from the occupancy date, according to Tarion. The building's common elements have a separate warranty that runs from the condominium's registration date, according to Tarion, and the condo board handles those claims.
Resale homes under seven years old. If you buy a home that's less than seven years old and enrolled with Tarion, you inherit the remaining coverage. Tarion says to contact it with proof of ownership.

Quality Inspections inspects new homes across Vaughan, Brampton and Markham, along with the rest of the GTA. If you're buying a newer resale home instead, the pre-purchase inspection covers it, and the home inspection cost guide compares prices.

Frequently Asked Questions

When is the Tarion 30-Day Form due?

For homes with possession on or after May 1, 2024, the 30-Day Form was replaced by the Initial Form, which MyHome submits automatically on day 41 after possession. Older homes stay under the legacy 30-Day Form, submitted during the first 30 days of possession.

When should I book a Tarion year-end inspection?

Book it around months 10–11 of your first year, so you have time to add the findings in MyHome before the Year-End Form submits on day 365.

Can I submit more than one Second-Year Form?

Yes. Tarion allows as many Second-Year Forms as you need, at any time during the second year of possession.

Can a home inspector attend my PDI?

Yes. Tarion says you may bring a designate or send one in your place, and a professional home inspector is allowed. If you send a designate alone, the builder needs Tarion's Appointment of Designate form.

How long does the builder have to fix warranty items?

The builder has an initial 120-day repair period after a form is submitted. If Tarion's conciliation finds items covered, the builder gets a final 30 days.

Does the Tarion warranty transfer if I buy a newer resale home?

Yes. If the home is under seven years old and enrolled with Tarion, the remaining coverage transfers to you. Contact Tarion with proof of ownership.

Sources

Book an Inspection

Count forward from your possession date and book a week or two before the next Tarion submission. Call (416) 899-8116 or send your possession date and address to book a new home warranty inspection.