Tarion Warranty After Closing: PDI, the New Initial, Mid-Year and Year-End Forms

Many buyers of new homes in York Region still search for the "Tarion 30-day form," because that is what friends and family used. For homes with possession on or after May 1, 2024, Tarion changed the process: the 30-day form has been replaced by an Initial Form, followed by a Mid-Year Form and a Year-End Form. If you get the timing wrong, you can lose the ability to have Tarion step in on an issue your builder has not fixed. This guide explains the pre-delivery inspection (PDI), the new forms, and what the statutory warranty covers. It is for the period after you buy; if you are still choosing a builder, see our guide on checking a builder's reputation with HCRA and Tarion.

Step 1: The pre-delivery inspection

Before you take possession, the builder walks you through the home in a pre-delivery inspection and records items that are damaged, incomplete or missing. The PDI form is an important record, but Tarion notes that it is not itself a warranty claim; if items on the PDI are not fixed, you need to list them on a warranty form (Tarion, accessed October 2026). Practical tips:

• Bring a checklist, a flashlight, painter's tape to mark spots and a phone for photos.
• Test doors, windows, taps, appliances and light switches.
• Look for scratches, chips and stains on floors, counters, tubs and glass. Cosmetic damage not noted at PDI can be hard to prove later.
• Bring a second person if you can, or a qualified inspector where the builder allows it.
• Read the form before you sign it, and keep your copy.

Step 2: The new form timeline (possession on or after May 1, 2024)

According to Tarion, for homes with possession on or after May 1, 2024 (Tarion, Claim forms and timelines, accessed October 2026):

• Initial Form: open for the first 40 days after possession, and it auto-submits on day 41.
• Mid-Year Form: open from day 42 to day 182, and it auto-submits on day 183.
• Year-End Form: open from day 183 to day 365, and it auto-submits on day 365.

Tarion also describes a short 10-day grace period for the Year-End Form, which applies only if you have written evidence that you reported the issue to your builder during the first year. The forms are completed through Tarion's online homeowner portal (MyHome), so register as soon as you take possession. Homes with possession before May 1, 2024 follow the older 30-day and year-end process. Check Tarion's site for the rules that apply to your home.

What happens after you submit

Once a form is submitted, the builder has a set period to inspect and repair the items listed. If items remain unresolved after that period, you can ask Tarion to conduct a conciliation inspection, where Tarion assesses whether items are covered and whether the builder must fix them. Fees and timelines for conciliation are set out on Tarion's site. Keep every email, photo and service ticket; documentation is what makes a claim straightforward.

What the statutory warranty covers

Tarion summarizes the coverage after possession as (Tarion, Coverage after you move in, accessed October 2026):

• One-year warranty: the home is constructed in a workmanlike manner and free from defects in work and materials, among other items.
• Two-year warranty: water penetration through the basement, foundation or building envelope; defects in electrical, plumbing and heating delivery systems; defects in exterior cladding; and violations of the Ontario Building Code's health and safety provisions, among other items.
• Seven-year warranty: major structural defects.

There are limits and exclusions, such as normal wear and tear, damage caused by owners, and some items covered by manufacturer warranties instead. Coverage also has dollar limits. If you are not sure whether something is covered, submit it on the form anyway within the deadline and let the process decide.

Condos: unit versus common elements

In a new condominium, your forms cover your unit. The common elements, such as the roof, garage and hallways, are covered under a separate warranty claimed by the condominium corporation, usually after a performance audit. If you notice a common-element problem, report it to the property manager and the board.

A simple calendar to keep you on track

1. Possession day: register on Tarion's portal and photograph the home.
2. Day 30: finalize your Initial Form list, including unfixed PDI items.
3. Around day 150: review the home again and update your Mid-Year Form.
4. Around day 330: do a full walk-through, including the basement after rain, and complete the Year-End Form.
5. Year two: watch for water penetration, plumbing, electrical and cladding issues.

Setting phone reminders for these dates is one of the most useful things a new-home buyer can do. Our post on evaluating builder quality in the GTA covers what to watch for during construction.

Tips for documenting warranty issues

• Take dated photos and short notes the moment you notice an issue, even if it seems minor.
• Report urgent issues, such as a lack of heat, a major water leak or a sewage backup, to your builder right away; Tarion treats emergencies differently from routine items.
• Keep all builder communication in writing, and save confirmations of service visits.
• Check your home after heavy rain and during the first winter, when water penetration and heating problems tend to show up.
• Ask your builder how they schedule repairs, and be available for access when they book visits.

Most builders want to fix issues and keep homeowners satisfied. A clear, well-documented list submitted on time makes the process smoother for everyone and protects your rights if a disagreement arises.

If you bought a resale home that is still within its first seven years, the remaining statutory warranty generally transfers to you; check the status of any open claims with the seller.

Frequently asked questions

Has the Tarion 30-day form been replaced?

For homes with possession on or after May 1, 2024, Tarion replaced it with an Initial Form that is open for the first 40 days and auto-submits on day 41.

When is the Tarion Year-End Form due?

For homes with possession on or after May 1, 2024, the Year-End Form is open from day 183 to day 365 and auto-submits on day 365.

Is the PDI a warranty claim?

No. Tarion says the PDI records the home's condition but is not a warranty request; unresolved items need to be listed on a warranty form.

How long is the Tarion warranty on major structural defects?

Seven years from the date of possession, according to Tarion.

General information only, not legal, tax or financial advice. Figures were checked against the sources linked above in October 2026 and can change; confirm your own numbers with your real estate lawyer, accountant or lender before you sign anything.

Farshad Fazaeli, Salesperson, International Realty Firm, Inc., Brokerage, 647-667-5555 · Richmond Hill, ON