Acknowledgment deadline
Every homeowner request acknowledged same-day, with statutory clock compliance verified deterministically — never estimated.
The most rigorous warranty back office a small builder can run.
The Warranty Operations Desk is a remote, AI-native back office that runs the entire post-closing warranty function for builders closing 15–300 homes a year — every homeowner request acknowledged, triaged, dispatched, chased to completion, and documented, with statutory response clocks never missed.
Every homeowner request acknowledged same-dayStatutory clock compliance (CA §913, TX RCLA)Trade dispatch & photo-proof chaseDefensible timestamped claim file5-business-day SLA
Why warranty desks fail
A single missed deadline can turn a $900 fix into a lawsuit.
Every U.S. homebuilder is legally and reputationally on the hook for one to two years (and up to ten years for structural elements) of warranty service after each closing, at a verified industry cost of roughly $2,700 per home. Production giants staff warranty departments; the tens of thousands of builders closing 6–300 homes a year mostly bolt warranty onto a superintendent, an office manager, or the owner's inbox.
The result is documented everywhere: slow responses, angry homeowners, lost referrals, missed statutory deadlines that convert a $900 caulk-and-drywall fix into a construction-defect lawsuit, and warranty repair costs that are never recovered from the responsible subcontractor.
The Warranty Operations Desk exists to close that gap with a single, exhaustive standard applied identically to every file.
14 days
CA Civil Code §913 deadline to acknowledge a homeowner claim — miss it and the builder loses pre-litigation protection
The benchmark
Measured against the letter of the statute — subsection by subsection.
We do not summarize the law and hope. Every claim is scored against a versioned rule pack tied to the exact text of applicable statutes and performance guidelines. These are the provisions each claim is held to.
Warrantability classification
Each request is classified as warrantable / homeowner-maintenance / emergency against the builder's warranty documents and the NAHB guidelines.
Pre-litigation response
Where a statutory pre-litigation notice arrives, the desk runs the deadline clock, assembles the response file, and tees up counsel-ready drafts — it never gives legal advice.
Statutory notice handling
For Texas builders, the desk manages the RCLA timeline, ensuring all required notices and responses are documented and timestamped.
Trade cost recovery
Every repair is documented with photo proof and trade work orders, enabling the builder to recover costs from the responsible subcontractor.
Defensible file
A complete, timestamped documentation file per claim, maintained for the full statutory warranty period and beyond.
How a claim is processed
Intake to specialist release, with deterministic gates the AI cannot overrule.
AI extracts and drafts. Deterministic rules — running as code, outside the model — decide what is complete. A human specialist approves every warrantability determination and every homeowner-facing message at launch, shrinking to exception-only review as the classification engine hardens.
01
Claim intake
Builder forwards (or routes) every homeowner warranty request to the desk. AI extracts the issue, photos, and relevant documents.
02
Classification & triage
AI reads the request, photos, purchase agreement warranty addendum, and performance-guideline tolerances, then drafts a determination: warrantable / homeowner-maintenance / emergency.
03
Drafting & dispatch
AI drafts the homeowner response and the trade work order. A construction-experienced reviewer approves every determination and message at launch.
04
Trade chase & documentation
The desk chases the trade to completion with photo proof, maintaining a defensible, timestamped documentation file per claim.
05
Statutory clock management
For states with pre-litigation regimes, the desk runs the deadline clock, assembles the response file, and tees up counsel-ready drafts.
06
Delivery
Builder receives a complete claim file: acknowledgment, classification, work order, photo proof, and statutory compliance log — ready for the builder to act on.
The bar we hold
Rigor you can measure.
100%
Specialist-approved
No homeowner-facing message ships without a human signature at launch.
5 days
Standard SLA
From complete intake to released claim file.
<1%
Critical-defect target
Tracked against a gold-standard claim library.
4
Statutory regimes covered
CA SB800, TX RCLA, AZ, NV, CO, NJ, FL — every applicable file.
Why the Warranty Operations Desk
Built to be the most thorough option a small builder has.
Documentation-complete, by design
The deliverable is completeness itself — every statutory element and search accounted for or explicitly exception-coded. Nothing is left implicit.
Deterministic, not vibes
The gates that decide completeness are code, not a model's opinion. A drafting error cannot slip past a statutory requirement.
In its lane, on purpose
We prepare documentation and run searches as your clerical agent. We never give legal advice, contact homeowners directly, or perform repairs.
Engagement
Flat fee, per home under management. No hourly billing, ever.
Simple, predictable, and aligned with a documentation standard — not a cut of any recovery.
- A free Gap Scan before you commit — see exactly what is missing in your current warranty process.
- One flat fee per home under management (pass-through at closing); disclosed pass-through search fees.
- Optional fixed-fee attorney review for high-value or litigated claims.
- Optional Statutory Compliance Add-on for pre-litigation response file assembly.
FAQ
Questions, answered precisely.
Is the Warranty Operations Desk a law firm?
No. The Warranty Operations Desk, a service of Your Deputy, Obuke LLC, provides documentation-completeness services. It is not a law firm, does not provide legal advice, and does not represent you in any legal matter. Attorney review is available and recommended for litigated claims.
Do you contact homeowners or perform repairs?
Never. The desk does not contact homeowners directly or perform any repairs. The builder remains the warranty claimant and the party responsible for all homeowner communications and repair work.
What makes a claim file 'complete'?
Completeness is defined by the applicable statutes and performance guidelines: same-day acknowledgment, correct classification, trade dispatch with photo proof, statutory clock compliance, and a timestamped documentation file. Deterministic gates enforce each one before release.
How fast is it?
The standard SLA is five business days from complete intake to a specialist-approved claim file. The free Gap Scan is returned much sooner and tells you exactly what is still needed.
How are you priced?
A flat fee per home under management (pass-through at closing), plus disclosed pass-through search costs. No hourly billing and no percentage of any recovered amount.
See what's missing before it costs you a lawsuit.
Start with a free Gap Scan. Send your current warranty process details and we'll return a completeness read against every applicable statute and performance guideline.
Documentation-completeness service · not legal advice · the builder sends every notice.