Warranty Callback Carpenter — Builder One-Year Repairs
The one-year lists are stacking up and your trim crew is on the next subdivision. We take the callbacks, clear them by neighborhood, and send you the photos to close each ticket.
A warranty callback carpenter handles the one-year walkthrough list a builder owes the homeowner: nail pops, trim gaps at the miters, doors that stopped latching after the house dried out, split caulk at the casing and base. JMB Builders runs those lists for Twin Cities builders, batched by neighborhood so one crew clears several houses in a day, with a photo of every item before and after. Priced per unit.
- Priced per unit, batched by neighborhood
- Photo of every item, before and after
- Doors, trim, caulk and nail pops in one visit
- Quote from your warranty list in 1 business day
- Licensed MN contractor BC809005
Every new house moves in its first year. The framing dries and shrinks, the drywall settles, and by the eleven-month walkthrough there is a list: nail pops in the hallway, a miter that opened on the window casing, the pantry door that does not latch, caulk that split at the top of the base. None of it is a big repair. All of it is a callback that your trim crew does not want, because they are on the next subdivision and a callback pays nothing per opening.
We take the warranty lists as their own scope. You send the walkthrough list and the address, we batch the houses in the same neighborhood into one day, the crew goes house to house, and every item gets a before photo and an after photo. Nail pops get set and filled, open miters get closed and re-caulked, doors get the strike moved or the hinge shimmed so they latch with a push, and split caulk gets cut out and redone. Touch-up paint on the repairs is quoted as its own line, or leave it for your painter.
You get one invoice per unit and a photo set per item that closes the ticket in your warranty software and shows the homeowner what was done.
What you supply
- The warranty walkthrough list per house, or the homeowner's ticket list, with the address
- Homeowner contact for scheduling, or a scheduled window from your warranty coordinator
- Your standard casing, base and door hardware so replacements match, or a note on where to get them
- Touch-up paint per house if you want us to paint the repairs; otherwise we leave them filled and caulked
What JMB supplies
- One crew, one day per neighborhood batch, house to house
- Nail pops set, filled and sanded flush
- Open miters and gaps at casing, base and crown closed, re-nailed and caulked
- Doors that stopped latching adjusted at the strike, hinges or stop until they close with a push
- Doors rubbing the jamb or the floor planed or re-hung
- Split or cracked caulk cut out and redone at trim, base and tub or shower surrounds where it is a carpentry joint
- Loose handrails, balusters and closet shelving re-anchored into framing
- Before and after photos of every item, sent per house so each ticket can be closed
- Touch-up paint on the repairs when you want it, quoted as its own line
How it is priced: per unit
Quoted in writing from your photos within one business day. What moves the number:
- Number of items on the list for the house; a short list is a lower unit price than a long one
- How many houses in the same neighborhood are batched into the same day
- Trim and door adjustments only, or repairs that need replacement casing or a new door slab
- Whether touch-up paint on the repairs is on our scope or your painter's
- Items outside carpentry on the list, such as drywall cracks or plumbing, which we flag and leave for the right trade
- Homeowner scheduling: a fixed window from your coordinator is cheaper than us chasing each homeowner
Send the lists for every house in a neighborhood at once and we quote the batch as one visit, one price per unit.
How long it takes
A typical one-year list: two to four hours per house. Batched by neighborhood, one crew clears several houses in a day and the photos go out the same evening.
How your project works
- 1
Send photos, get a written quote
Send three photos of the space and a sentence about what you want. You get a clear, itemized quote within one business day. We only come out to measure first when the job needs a tape measure — no pressure, no games.
- 2
Pick materials, or bring your own
We help you choose profiles and materials that fit the house and the budget, or match your existing millwork exactly — or you buy the door or trim yourself and we install it. Everything is confirmed before the crew is scheduled.
- 3
Clean, precise installation
The crew shows up on time, protects floors and furniture, and installs with tight joints and consistent reveals. Photos of the finished work go in your job folder.
- 4
Walkthrough and invoice
We walk the finished work with you. If anything is not right, we fix it before we call the job done. Then one invoice, paid by check or direct deposit — no card fees, no payment links.
Situations and options
One-year walkthrough lists
The standard eleven-month list: nail pops, trim gaps, doors that do not latch, split caulk. We clear the whole list in one visit and send photos per item.
Final punch before closing
The items your walkthrough found before the homeowner moves in. Same crew, same photo process, so the house closes clean and the one-year list is shorter.
Single-ticket callbacks
A homeowner ticket that cannot wait for a batch: a door that will not close, a handrail that came loose. We fit it in with the next nearby visit or make a separate trip, priced per unit.
Neighborhood batch
Several houses in one subdivision on one day. The crew goes door to door on a schedule your coordinator sets, and you get one invoice with a line per unit.
Warranty Callback Carpenter — Builder One-Year Repairs: questions, answered
What does a warranty callback carpenter fix?
The carpentry items that show up in a new house's first year: nail pops, casing miters that opened, gaps between base and the wall, doors that stopped latching or started rubbing, split caulk at trim joints, loose handrails and closet shelving. These are adjustments and small repairs, not rebuilds, and they are what a one-year walkthrough list is mostly made of.
Why do doors stop latching in the first year of a new house?
The framing dries and shrinks, the house settles a little, and the jamb moves relative to the strike. The latch that lined up at closing now hits the strike plate high or low, or the door swings past the stop. The fix is moving or filing the strike, shimming a hinge, or adjusting the stop, and it takes a few minutes per door once someone is there with the right tools. It is the most common item on a warranty list.
How do you handle a builder's warranty list across several houses?
We batch by neighborhood. Send the lists for every house in a subdivision and we schedule one day, work house to house on the windows your coordinator sets, and clear each list in one visit. Each item gets a before and after photo, sent per house, so your office can close tickets the same day. One invoice, one line per unit.
Do you send photos of each warranty repair?
Yes, before and after, per item, per house. The photos are what close the ticket in your warranty system and what show the homeowner the work was done when they were not home. We label them by address and item number from your list so your coordinator does not have to sort them.
Can you fix nail pops and trim gaps at the one-year walkthrough?
Yes. Nail pops get the nail set below the surface, filled and sanded flush. Open miters on casing get pulled closed, re-nailed and caulked. Gaps between base and a wavy wall get caulked, or the base is re-scribed when the gap is too wide to caulk cleanly. The repairs are left filled and ready for touch-up paint, which is quoted as its own line or left for your painter.
What warranty items do you not handle?
Drywall cracks and tape seams, plumbing, electrical, flooring and window glass go to those trades. If they are on the list we photograph them, flag them in the report and leave them for the right sub. We handle the carpentry: doors, trim, caulk at carpentry joints, railings, shelving and hardware.
Get a written quote for this job
Three photos and a sentence is enough. You hear back within one business day. Or text the photos to 763-204-2099.
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Read morePage reviewed September 24, 2026 · JMB Builders LLC, MN license BC809005 · All builders pages
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