Tarion is Ontario's mandatory new home warranty regulator, administering the Ontario New Home Warranties Plan Act on every new freehold and condominium purchased from a registered builder. Tarion coverage includes deposit protection up to $100,000, a one-year workmanship warranty, a two-year systems warranty, and a seven-year major-structural warranty. For 2026 buyers, the most important Tarion mechanics are the Pre-Delivery Inspection (PDI), the 30-day claim form, and the year-end submission window. Need help understanding what Tarion will cover on a specific deficiency? Ask Zara for a coverage assessment.
What Tarion actually protects you against
The Tarion warranty covers four distinct items and lasts up to seven years from delivery. The first year covers all workmanship and materials defects — a comprehensive scope including drywall finish defects, faulty installation, defective fixtures, plumbing leaks, electrical errors, and HVAC commissioning issues. The second year covers a narrower scope: water penetration through the basement or foundation walls, defects in plumbing, electrical, and heating systems, defects in the exterior cladding caulking or building envelope, defects causing daylight to penetrate the home.
The seven-year major structural defect warranty covers severe defects affecting the load-bearing components — foundation failures, structural framing collapse, severe roof structure failures. This is the highest bar, and Tarion claims under this provision are rare but vital protection for catastrophic issues.
Tarion's deposit protection
- Freehold homes: deposit protection up to $60,000 on homes under $600,000, and up to $100,000 on homes $600,000+.
- Condominiums: deposit protection up to $20,000 per unit (units over $600,000), increased in recent years for higher-priced units.
- Builder bankruptcy: deposits up to the cap are returned to buyers when the builder fails to deliver.
The Pre-Delivery Inspection (PDI) — your most important Tarion step
The PDI is the formal walkthrough conducted the day before final closing, when you (or your representative) inspect the home with the builder's representative and document every deficiency on the Certificate of Completion and Possession (CCP) form. Anything documented on the CCP becomes a Tarion claim the builder is obligated to fix; anything NOT documented requires you to prove later that it pre-existed delivery.
The PDI typically takes 90 minutes to 2 hours depending on home size. Bring: flashlight, level, marble (for floor flatness), tape measure, smartphone with camera, and printed checklists. Test every outlet, every switch, every faucet, every drawer, every door. Open every cabinet. Look for paint touch-ups, drywall cracks, scratched fixtures, missing caulking, ungrounded outlets, and lot grading issues.
Why hire an independent PDI consultant
- Trained inspectors catch deficiencies untrained buyers miss.
- Independent reports carry more weight if Tarion disputes occur.
- Cost: $400-$700 for a typical Toronto-area home, including written report.
- Routinely catches $5,000-$15,000 of deficiency value the builder fixes under warranty.
The 30-day, 1-year, and 2-year claim windows
Tarion uses three specific claim windows that you MUST meet to preserve coverage:
30-day form (first 30 days after closing): file a list of all deficiencies discovered after the PDI. This is your second chance to document issues you noticed once you moved in — settling cracks, malfunctioning appliances, missing finishing work.
Year-end form (10-12 months after closing): file all remaining year-one deficiencies before the 365-day anniversary. The builder typically has 120 days to address them. After the year-end form deadline, year-one workmanship claims become extremely difficult.
Second-year form (must be filed before two-year anniversary): for year-two-eligible items (water penetration, system defects, envelope defects). Use the same Tarion online portal.
Miss any of these deadlines and your right to claim disappears. Set calendar reminders the day you close.
How to file a Tarion claim — step by step
- Document the deficiency thoroughly: photos, video, measurements, date discovered.
- Notify the builder in writing first — most builders prefer to fix issues without a Tarion claim. Allow 30 days for response before escalating.
- File the claim via MyHome portal on Tarion's website. Upload photos, written description, and any prior correspondence with the builder.
- Tarion conducts a conciliation inspection — typically within 30-60 days. An independent Tarion inspector visits the home, reviews the deficiency, and issues a determination on whether it's a warranted defect.
- If warranted, builder has 30 days to repair. If the builder refuses or fails, Tarion can authorize the work and pursue the builder for cost.
- If denied, you can appeal through the Licence Appeal Tribunal.
Conciliation inspections incur a fee starting at $325 (refunded if the claim is upheld). Tarion's online portal tracks claim status, document submission, and resolution timelines.
What Tarion does NOT cover
Understanding Tarion's exclusions is as important as understanding its coverage. Tarion does NOT cover:
- Normal wear and tear after the warranty periods (e.g., scratched paint after year one).
- Owner damage — anything caused by you, your renovations, or your tenants.
- Acts of nature — flooding from external causes, wind damage, lightning.
- Damage from settlement that's within tolerance. Drywall cracks under 5mm typically don't qualify.
- Cosmetic items not documented at PDI — most paint and finish issues.
- Items the buyer chose — appliances under their own manufacturer's warranty, custom upgrades from third parties.
- Properties from non-registered builders — owner-built homes, conversions, certain custom builds.
2026 Tarion landscape — what's changed
Tarion has undergone reform since 2021. The HCRA (Home Construction Regulatory Authority) now licenses builders separately, leaving Tarion focused exclusively on warranty administration. This has clarified responsibilities: HCRA handles builder licensing and discipline; Tarion handles warranty claims. Buyers should check the builder's HCRA license before purchasing pre-construction — public registry available at HCRA's website.
Tarion's MyHome portal is now the central platform for all buyer-builder-Tarion communication. Email correspondence outside the portal often fails to preserve claim deadlines. Always submit forms and photos via MyHome rather than email to the builder.
Tarion's CCP form was modernized in 2024 to provide clearer categorization of deficiencies. This made it easier for buyers to document properly at PDI but also reduced builder ambiguity in dispute scenarios.
Builder-specific best practices
Different Ontario builders have different reputations for warranty responsiveness. Large public builders (Mattamy, Brookfield, Tridel, Daniels) typically have dedicated warranty service teams that respond within published service-level windows. Smaller custom builders sometimes lack capacity, leading to slower response and more Tarion conciliations.
Before buying pre-construction, search the HCRA registry for the builder's complaint and conciliation history. A builder with 50+ conciliations annually relative to their volume may indicate systemic quality issues. Public Tarion data also publishes the "Builder Profile" showing recent build counts and warranty claim ratios.
For more on pre-construction due diligence, see our buying guides.
Common Tarion claim scenarios in Ontario 2026
Year one — workmanship and materials
- Drywall cracking: small settlement cracks are usually warranted in year one but excluded after.
- HVAC issues: uneven heating, ducts not balanced, thermostat misconfigured.
- Plumbing leaks: minor fittings leaks under sinks, slow drains, faucet defects.
- Door and window alignment: doors that won't close, windows that won't seal.
- Floor squeaks: if pervasive and present at PDI.
Year two — systems and envelope
- Basement water penetration: a major year-two scope, often caused by external grading or waterproofing failure.
- Roof leaks: shingle defects, flashing failures around chimneys and vents.
- Exterior cladding: siding warping, brick mortar deterioration, missing caulking.
Years 3-7 — major structural defect
- Foundation failures.
- Structural framing collapse or significant deflection.
- Major load-path failures.
Frequently asked questions
Does Tarion cover problems I find after I move in but before the PDI?
Practically speaking, you take possession at the PDI/CCP signing. Issues discovered after move-in fall under the 30-day form window. As long as you document them within 30 days of closing in your written submission to the builder and Tarion's portal, they remain covered. After day 30, year-one issues remain covered but you must file by the year-end deadline. Always photograph and document immediately upon discovering anything.
Can the builder refuse to repair Tarion-warranted items?
If they do, Tarion steps in. After your written notice to the builder and a reasonable repair window (usually 30 days), you can request a Tarion conciliation. The Tarion inspector independently assesses the deficiency, and if warranted, orders repair. If the builder refuses Tarion's order, Tarion may authorize the work directly and pursue the builder. Buyers occasionally have to wait 6-12 months for complex claims, but the framework reliably protects warranted issues.
Does Tarion cover renovations or additions?
No. Only the original home as delivered by the registered builder is warrantied. Renovations or additions made by you (or any subsequent owner) void Tarion coverage on the affected portions and may impact adjacent areas if your work caused damage. If you're planning major renovations in year 1-2, talk to the builder first — sometimes they'll consent in writing to preserve coverage on unaffected portions.
I bought a resale home built 3 years ago — am I covered by Tarion?
Yes, partially. Tarion coverage transfers automatically to subsequent owners during the warranty period. A 3-year-old home retains the seven-year major structural warranty and (if not yet claimed/closed) any unresolved year-two items. Years 1 and 2 of workmanship and systems have expired. When buying resale, ask the seller for Tarion claim history and current open items — this becomes part of your due diligence.
What if my builder goes bankrupt?
Tarion's deposit protection covers up to $100,000 on freehold homes and up to $20,000 on condos. If the builder declares bankruptcy before delivery, deposits up to the cap are returned via Tarion. If bankruptcy occurs after delivery during the warranty period, Tarion takes over warranty obligations — you continue making claims through Tarion, who arranges repairs through alternative contractors. Recent industry consolidation has tested this framework; buyers have generally received the protection promised.
Key takeaways
- Tarion provides up to 7 years of warranty protection on new Ontario homes from registered builders.
- The PDI is your single most important step. Hire an independent PDI consultant for $400-$700.
- Three claim windows: 30-day, year-end, two-year. Miss any deadline and rights expire.
- Use the MyHome online portal — email-only complaints can fail to preserve rights.
- Deposit protection covers up to $100K freehold, up to $20K condo.
- Check HCRA license before signing any pre-construction APS.
