Why Some San Antonio Builders Are Reducing Structural Warranties to 6 Years, and What That Means for Buyers in 2026

A quiet but consequential change is reshaping how new construction buyers in San Antonio evaluate builder coverage. Texas law now permits builders to reduce structural warranty coverage from the traditional 10-year standard down to 6 years, and a growing number of builders across the San Antonio market are making that shift. For buyers purchasing new construction homes in communities like Schertz, Cibolo, Helotes, Converse, Boerne, New Braunfels, and San Antonio, this change means the long-term protection tied to one of the most significant financial decisions of their lives may be shorter than they expect.

Tami Price, REALTOR®, notes that warranty structure has become one of the first questions buyers should ask when comparing new construction options, because the difference between 6-year and 10-year structural coverage can significantly affect long-term risk exposure and future resale positioning.

Understanding what changed, why it matters, and how to evaluate builder offerings before signing a contract can help buyers make more confident decisions in today's new construction market.

What Was the Traditional Builder Warranty Model, and Why Did Buyers Rely on It?

For years, the standard new construction warranty in Texas followed a 1-2-10 structure. This model gave buyers a predictable framework for understanding what was covered and for how long.

Under the traditional 1-2-10 model, buyers received:

• One year of coverage for workmanship and materials
• Two years of coverage for mechanical systems, including HVAC, electrical, and plumbing
• Ten years of coverage for structural components such as the foundation, load-bearing walls, and roof framing

This framework became an industry expectation. Buyers purchasing new homes across San Antonio's growing communities assumed they were protected against major structural failures for a full decade. Lenders and appraisers also recognized this standard as part of the overall value and risk profile of new construction.

Q: Why did the 10-year structural warranty become the standard for new homes? A: The 10-year structural window was designed to cover the period when latent structural defects are most likely to surface. Foundations, framing, and structural components can take years to show signs of stress, particularly in areas with expansive clay soils common throughout central Texas.

What Did Texas House Bill 2024 Change About Builder Warranty Obligations?

Texas House Bill 2024 introduced a significant update to how builders can structure their long-term warranty obligations. The legislation gave builders a new option that was not previously available.

Under HB 2024, builders who provide a compliant warranty may now limit their structural liability to 6 years instead of 10. This reduction only applies when the builder actively offers a warranty that meets the statutory requirements. Builders who do not offer this compliant structure retain the traditional 10-year exposure under existing law.

The result is a shift in incentives. Builders who adopt the 1-2-6 structure reduce their long-term liability exposure. Those who maintain the 1-2-10 structure either accept the higher risk or choose to compete on warranty as a differentiating factor.

This legislative change has filtered into purchasing decisions across the San Antonio new construction market in ways that most buyers are only beginning to understand. Buyers working with an experienced real estate agent in San Antonio who specializes in new construction will encounter these differences when comparing builders side by side.

Q: Do all Texas builders have to switch to 6-year warranties under HB 2024? A: No. HB 2024 gave builders the option to reduce structural coverage to 6 years, not the requirement. Builders can still offer 10-year structural warranties. The law created a legal pathway for builders who want to limit their long-term liability to do so within a compliant framework.

What Does a 6-Year Structural Warranty Actually Cover?

The shift to a 1-2-6 model does not eliminate structural warranty coverage. It shortens the window during which builders are obligated to address covered structural defects.

Under a 1-2-6 structure, buyers typically receive:

• One year of coverage for workmanship and materials
• Two years of coverage for mechanical systems such as HVAC, electrical, and plumbing
• Six years of coverage for structural components including the foundation, load-bearing walls, framing, and roof structure

The coverage categories are largely the same as under the 1-2-10 model. What changes is how much time buyers have to identify and file claims related to structural failures. Six years may be sufficient for some defects to surface, but structural issues tied to soil movement, settling, or foundational stress can take considerably longer to become apparent.

What Counts as a Structural Component Under These Warranties?

Not every part of a home qualifies as a structural component. Builders and warranty administrators define structural components specifically, and those definitions matter when a claim is filed.

Structural components typically include:

• Foundation systems
• Load-bearing walls and beams
• Floor and roof framing systems
• Support columns and headers

Items like exterior cladding, windows, interior finishes, and mechanical systems fall under shorter coverage periods. Buyers reviewing a warranty document should confirm exactly what the builder classifies as structural and whether a third-party warranty provider or the builder directly administers claims.

Why Does San Antonio's Soil Make Structural Warranty Length More Significant?

San Antonio and much of central Texas sit on expansive clay soils. These soils absorb moisture and expand, then contract and shrink during dry periods. This repeated movement can place stress on foundations and structural systems over time, and the effects may not become visible for several years after a home is built.

This local soil condition is one reason the structural warranty period carries particular weight in this market. Foundation issues that result from soil movement may not appear until well after the first few years of ownership. A 10-year coverage window gives buyers more time to identify problems that fall within the builder's warranty obligation.

Buyers purchasing new construction homes in communities across Bexar County, Comal County, and the surrounding region should factor soil conditions and structural risk into their evaluation of coverage length. This consideration is especially relevant for buyers planning to own a home for more than six years.

Q: Is San Antonio's soil more likely to cause foundation problems than in other parts of Texas? A: Central Texas, including the San Antonio metro and New Braunfels corridor, has a high concentration of expansive clay soils that swell and shrink with moisture changes. This soil behavior is a known contributor to foundation movement and is one reason structural warranty length carries more weight here than in regions with more stable soil profiles.

Which San Antonio Builders Still Offer 10-Year Structural Warranties?

As of this writing, Perry Homes continues to offer a 10-year structural warranty on new construction homes. This has become a meaningful differentiator in buyer conversations, particularly when comparing builders offering similar floor plans, price points, and community locations.

In recent buyer transactions, the warranty comparison has shifted from a secondary consideration to a primary evaluation point for buyers focused on long-term risk and resale planning. Several buyers have chosen Perry Homes specifically after reviewing the structural coverage difference between builders operating in the same communities.

Not all builders marketing homes in San Antonio, Schertz, Cibolo, Helotes, New Braunfels, and surrounding areas have made the same choice. Some have moved to the 1-2-6 structure, while others have maintained longer coverage. Buyers should confirm warranty specifics directly with each builder and in writing, not through verbal representation from sales staff alone.

Helpful resources for evaluating new construction builder options include:

• Buying New Construction in San Antonio
• New Construction Contract Guide for San Antonio Buyers
• Understanding Builder Warranties on Homes in Greater San Antonio
• Hidden Costs of New Construction Buyers Overlook

Q: Should buyers automatically choose the builder with the longest warranty? A: Warranty length is one factor in a broader builder evaluation. Buyers should also consider the builder's construction quality reputation, customer service record, included features, community location, and overall value. A longer structural warranty adds meaningful protection, but it does not replace thorough due diligence on the builder as a whole.

How Should Buyers Evaluate Builder Warranties Before Signing a Contract?

Builder contracts in Texas are standardized documents that builders present as non-negotiable. Buyers cannot add custom warranty terms or other modifications after the contract is offered. This makes pre-contract research and builder comparison essential, because the time to address warranty concerns is during the selection process, not after a closing date has been set.

Before committing to a builder, buyers should review the following:

• The full length of structural coverage stated in writing
• The specific definition of structural components used by that builder
• Whether the warranty is self-administered or backed by a third-party warranty company
• The claim process, including required notification timelines and dispute resolution procedures
• Any exclusions, limitations, or conditions that could affect coverage eligibility

Buyers working with an experienced San Antonio real estate agent who specializes in new construction can navigate these comparisons before a contract is signed. Reading the new construction contract guide before touring model homes is one of the most practical steps buyers can take. Understanding what the contract will and will not include before entering builder conversations puts buyers in a far more informed position.

Military families navigating a PCS move to Joint Base San Antonio face an additional layer of complexity because timelines are often compressed. The Spec Home vs. To-Be-Built guide for JBSA buyers addresses how warranty and contract structure intersects with military report dates and compressed relocation timelines.

What Is a Third-Party Warranty, and Why Does It Matter?

Some builders back their structural warranties through independent third-party warranty companies rather than self-administering claims. A third-party warranty offers an additional layer of protection because it remains enforceable even if the builder later goes out of business or is acquired.

Buyers should ask whether the structural warranty is:

• Backed by a third-party administrator
• Transferable to a future buyer if the home is sold
• Tied to a specific claims process with documented response timelines

These details are often found in warranty disclosure documents and builder addenda rather than in the primary marketing materials. Reviewing them carefully before signing is a critical step in the new construction buying process.

What Are the Resale Implications of a Shorter Structural Warranty?

Structural warranty coverage can affect more than the original buyer's experience. When a home sells within the warranty period, the remaining coverage may transfer to the new owner depending on the builder's policy and whether the warranty is written as transferable.

A home sold at year five with a 10-year structural warranty still carries five years of remaining coverage. A home sold at year five with a 6-year structural warranty has only one year of coverage remaining, or may already be past the warranty period entirely depending on the original closing date. This distinction matters when future buyers are evaluating the risk profile of the home.

This consideration is particularly relevant in several scenarios:

• Buyers who plan to relocate within five to seven years, including military families on PCS cycles
• Move-up buyers who expect to sell the new construction home before a decade has passed
• Investors or those purchasing homes as potential rental properties

For buyers evaluating move-in ready inventory homes or spec homes that were completed earlier, confirming the original warranty start date and remaining coverage is an important step before making an offer.

Q: If I sell my new construction home after four years, does the structural warranty transfer to the buyer? A: This depends on the builder's warranty policy. Many structural warranties are transferable to subsequent owners within the coverage period, but some are not. Buyers should confirm transferability directly with the builder and document the answer in writing before signing a contract.

Expert Insight from Tami Price

Tami Price, REALTOR®, has guided buyers and sellers through the San Antonio market for nearly two decades, with approximately 1,000 closed transactions and more than 650 five-star reviews. Her work spans new construction, military relocation, VA loan guidance, and resale representation across San Antonio, Schertz, Cibolo, Helotes, Converse, Boerne, and New Braunfels. She holds the MRP (Military Relocation Professional) designation and has been recognized as a RealTrends Verified Top Agent and 15-time Five Star Professional Award recipient.

Builder warranty structure has become one of the more substantive conversations in new construction buyer consultations over the past year. The transition from 10-year to 6-year structural coverage is not just a legal technicality. It reflects a meaningful shift in how builders are managing long-term liability, and buyers are beginning to recognize that this shift transfers some of that risk directly to them.

"When buyers are comparing two builders in the same community at similar price points, warranty length has become a legitimate differentiating factor," Price explains. "San Antonio's soil conditions make this particularly relevant. Foundation concerns do not always show up in year one or year two. The structural warranty period exists to protect buyers during the years when those issues are most likely to surface. Reducing that window from ten years to six is not a small change, and buyers deserve to understand what that reduction actually means before they sign."

Price advises buyers to treat warranty review as a pre-contract priority rather than an afterthought. Understanding whether coverage is self-administered or backed by a third-party provider, whether the warranty is transferable to future owners, and exactly what the builder defines as a structural component can all affect whether a future claim is honored. For military families with compressed PCS timelines and buyers who anticipate selling within a few years, the resale implications of a shorter warranty add another layer of significance to this decision. The builders maintaining 10-year structural coverage are making a deliberate choice to compete on protection, not just price or incentives. Buyers who identify that distinction early in the process are making a more informed investment.

Three Key Takeaways

1. Texas HB 2024 created a legal pathway for builders to reduce structural warranty coverage from 10 years to 6 years, and many San Antonio area builders have adopted the shorter structure. This change does not eliminate structural warranty protection, but it shortens the period during which buyers can file covered claims for major structural failures. Because structural defects tied to foundation movement and soil settling can take years to become apparent, especially in central Texas, the practical impact of this reduction is more significant than the headline number suggests. Buyers should request warranty documentation in writing and review it carefully before signing any new construction contract.
2. Not all builders in the San Antonio, New Braunfels, and surrounding markets have moved to the 6-year structure, and the difference is becoming a meaningful point of comparison for informed buyers. Perry Homes, for example, continues to offer 10-year structural warranty coverage as of this writing. Buyers comparing builders in the same community at similar price points now have a concrete, documentable reason to weigh warranty length alongside pricing, floor plans, and builder incentives. A top real estate agent in San Antonio with dedicated new construction experience can help buyers identify these differences and frame them within the overall value analysis before a contract decision is made.
3. The resale implications of a shorter structural warranty deserve careful consideration, particularly for buyers who plan to sell within five to eight years. Military families on PCS cycles, move-up buyers, and others who expect to sell before the warranty period expires should confirm whether structural coverage transfers to future owners and how much remaining coverage will exist at their projected sale date. A home carrying several years of remaining structural warranty coverage presents a different risk profile to future buyers than one where coverage has already expired. This is one area where pre-contract research directly affects long-term financial outcomes.

Frequently Asked Questions

Q. What is a structural warranty on a new construction home? A. A structural warranty covers major load-bearing components of a newly built home, including the foundation, framing, load-bearing walls, and roof structure. It is intended to protect buyers from defects that could compromise the structural integrity of the home over time. Coverage length and specific definitions vary by builder and warranty administrator.

Q. How does Texas HB 2024 affect buyers purchasing new homes in San Antonio right now? A. HB 2024 allows Texas builders to reduce their structural warranty obligation from 10 years to 6 years if they provide a compliant warranty document. Buyers in San Antonio, Schertz, Cibolo, New Braunfels, and surrounding communities may now encounter builders offering a 1-2-6 warranty instead of the traditional 1-2-10 structure. Confirming warranty terms in writing before signing a contract is an essential step in the current market.

Q. Can I negotiate the structural warranty length with a builder? A. Builder contracts in Texas are standardized and presented as non-negotiable. Buyers typically cannot alter warranty terms after a contract is offered, which makes the builder selection process the critical window for warranty evaluation. The appropriate time to address warranty concerns is before a contract is signed, during the comparison and selection stage.

Q. Is a 6-year structural warranty sufficient for most buyers? A. Whether a 6-year structural warranty is sufficient depends on individual circumstances. Buyers who plan to own the home for fewer than six years, or who are purchasing in communities with more stable soil conditions, may find the shorter coverage adequate. Buyers planning longer ownership periods, particularly in areas with expansive clay soils common throughout central Texas, may prefer the additional protection a 10-year structure provides.

Q. What should I ask a builder about their warranty before signing a contract? A. Buyers should request the full warranty document in writing, confirm whether coverage is self-administered or backed by a third-party provider, identify exactly what the builder classifies as a structural component, ask whether the warranty transfers to future buyers, and clarify the claim notification requirements and dispute resolution process.

Q. Are there builders in San Antonio still offering 10-year structural warranties? A. Yes. Perry Homes continues to offer 10-year structural coverage as of this writing. Buyers should verify current warranty terms directly with each builder, as offerings can change. Working with an experienced real estate agent who monitors new construction builder standards across San Antonio, New Braunfels, and the surrounding market can help buyers make timely and accurate comparisons.

Q. How does soil type in San Antonio affect the importance of structural warranty length? A. Central Texas, including the San Antonio metro and the New Braunfels corridor, has a high concentration of expansive clay soils that swell and contract with moisture changes. This repeated movement can place stress on foundations over time, and related issues may not become visible until several years after construction is complete. Buyers in San Antonio and surrounding areas should factor local soil conditions into their evaluation of how much structural coverage they need.

Q. Does structural warranty coverage affect the resale value of a new construction home? A. Remaining structural warranty coverage can be a positive factor for future buyers evaluating a resale home. A home sold with several years of remaining coverage offers additional protection that a home with expired coverage does not. Transferability varies by builder, so confirming whether the warranty passes to subsequent owners is an important step before any contract is signed.

The Bottom Line

Texas HB 2024 has given builders the option to reduce structural warranty coverage from 10 years to 6 years, and a growing number of builders serving the San Antonio metro are taking that option. For buyers evaluating new construction homes in San Antonio, Schertz, Cibolo, Helotes, Converse, Boerne, and New Braunfels, this means warranty length is no longer a given. It is a variable that requires direct verification before a contract is signed.

The builders who have maintained 10-year structural coverage are offering a meaningful form of buyer protection that stands out in a market where many builders have moved in the other direction. Buyers who identify and weigh this difference before signing are taking a more thorough approach to one of the most significant financial decisions they will make.

For military families managing PCS timelines, move-up buyers planning eventual resale, and first-time buyers entering the market with limited margin for major structural surprises, the question of warranty coverage length deserves the same attention as price, floor plan, and location. Pre-contract research is the only window buyers have to influence these terms.

Tami Price, REALTOR®, offers consultation for buyers navigating new construction decisions across the San Antonio area. Reviewing builder warranty structures, comparing coverage terms, and identifying the right questions to ask before signing a builder contract are all part of the representation she provides. Buyers who want to enter the new construction process with a complete picture of their protection can schedule a consultation to begin the conversation.

Contact Tami Price, REALTOR® | San Antonio, TX

Tami Price, REALTOR®, represents buyers and sellers across San Antonio and the surrounding communities, with specialized experience in new construction, VA loan guidance, and military relocation.

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Disclaimer

This blog is for informational purposes only and does not constitute legal, financial, or real estate advice. Market conditions change, and individual circumstances vary. Readers should consult qualified professionals before making real estate decisions. Tami Price, REALTOR®, is licensed in Texas and affiliated with Real Broker, LLC. Fair Housing principles apply to all content.