{ "name": "State construction defect statute of limitations and statute of repose periods", "description": "Can I still sue for this construction defect? Every US state sets two independent clocks: the statute of limitations (SOL \u2014 typically 2-6 years from discovery of the defect) and the statute of repose (SOR \u2014 typically 6-15 years from substantial completion, regardless of discovery). Both must be alive to file a claim. California gives 4 years SOL latent / 10 years SOR. Colorado gives 2 years SOL / 6 years SOR. New York has NO statute of repose for buildings. Getting this wrong means losing the right to file entirely. One record per state, sourced from the state's own statute. Answers 'construction defect statute of limitations by state', 'statute of repose for construction in Texas', 'how long can I sue for a building defect'. Adjacent to mechanics-lien-deadlines and construction-retainage-limits.", "url": "https://referencesource.org/state-construction-defect-limitations-periods/", "licence": "unknown", "last_verified": "2026-08-18", "stale_after": "2027-08-18", "sources": [ "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "https://www.flsenate.gov/Laws/Statutes/2024/95.11" ], "records": [ { "state": "Arizona", "sol_contract_years": "6", "sol_tort_years": "2", "sor_years": "8", "sor_trigger": "substantial completion", "discovery_rule": "Yes", "statutory_citation": "ARS \u00a712-552", "id": "arizona", "url": "https://referencesource.org/state-construction-defect-limitations-periods/arizona/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "ARS \u00a712-552 \u2014 8-year SOR from substantial completion (extended to 9 years for claims accruing in year 8). SOL 2 years for tort and 6 years for written contract from accrual or discovery.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "California", "sol_contract_years": "4", "sor_years": "10", "sor_trigger": "substantial completion", "discovery_rule": "Yes", "statutory_citation": "CCP \u00a7337.15", "id": "california", "url": "https://referencesource.org/state-construction-defect-limitations-periods/california/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "CCP \u00a7337.15 \u2014 10-year SOR for latent defects from substantial completion. SOL 4 years from discovery for latent (CCP \u00a7337.1) and 4 years for written contract (CCP \u00a7337). SB 800 layers a Right to Repair Act process on residential projects.", "verified_fields": [ "sol_contract_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Colorado", "sol_contract_years": "2", "sol_tort_years": "2", "sor_years": "6", "sor_trigger": "substantial completion", "discovery_rule": "Yes", "statutory_citation": "CRS \u00a713-80-104", "id": "colorado", "url": "https://referencesource.org/state-construction-defect-limitations-periods/colorado/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "CRS \u00a713-80-104 \u2014 6-year SOR from substantial completion (extended to 8 years for claims accruing in years 5\u20136). SOL 2 years from discovery. Construction Defect Action Reform Act (CDARA) governs procedural pre-litigation steps.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Florida", "sol_contract_years": "four", "sol_tort_years": "four", "sor_years": "7", "sor_trigger": "the date the authority having jurisdiction issues a temporary certificate of occupancy, a certificate of occupancy, or a certificate of completion, or the date of abandonment of construction if not completed, whichever date is earliest", "discovery_rule": "Yes", "statutory_citation": "Fla. Stat. \u00a795.11(3)(b)", "id": "florida", "url": "https://referencesource.org/state-construction-defect-limitations-periods/florida/", "source": "https://www.flsenate.gov/Laws/Statutes/2024/95.11", "source_quote": "(3)  WITHIN FOUR YEARS. — (a)  An action relating to the determination of paternity, with the time running from the date the child reaches the age of majority. (b)  An action founded on the design, planning, or construction of an improvement to real property, with the time running from the date the authority having jurisdiction issues a temporary certificate of occupancy, a certificate of occupancy, or a certificate of completion, or the date of abandonment of construction if not completed, whichever date is earliest; except that, when the action involves a latent defect, the time runs from the time the defect is discovered or should have been discovered with the exercise of due diligence. In any event, the action must be commenced within 7 years after the date the authority having jurisdiction issues a temporary certificate of occupancy, a certificate of occupancy, or a certificate of completion, or the date of abandonment of construction if not completed, whichever date is earliest.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Georgia", "sol_contract_years": "6", "sol_tort_years": "4", "sor_years": "8", "sor_trigger": "substantial completion", "discovery_rule": "Limited", "statutory_citation": "OCGA \u00a79-3-51", "id": "georgia", "url": "https://referencesource.org/state-construction-defect-limitations-periods/georgia/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "OCGA \u00a79-3-51 \u2014 8-year SOR from substantial completion. SOL 4 years for tort and 6 years for written contract from accrual under \u00a79-3-30 and \u00a79-3-24. Discovery rule applied to certain latent defects.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Illinois", "sol_contract_years": "4", "sol_tort_years": "4", "sor_years": "10", "sor_trigger": "completion", "discovery_rule": "Yes", "statutory_citation": "735 ILCS 5/13-214", "id": "illinois", "url": "https://referencesource.org/state-construction-defect-limitations-periods/illinois/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "735 ILCS 5/13-214 \u2014 10-year SOR from completion for design and construction claims, 4-year SOL from discovery. Illinois Supreme Court has applied implied warranty of habitability to subsequent purchasers in some commercial contexts.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Maryland", "sol_contract_years": "3", "sol_tort_years": "3", "sor_years": "20", "discovery_rule": "Yes", "statutory_citation": "MD Code Cts. & Jud. Proc. \u00a75-108", "id": "maryland", "url": "https://referencesource.org/state-construction-defect-limitations-periods/maryland/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "MD Code Cts. & Jud. Proc. \u00a75-108 \u2014 20-year SOR for general improvements with 10-year SOR for asbestos-related claims and certain latent matters. SOL 3 years for tort and contract from accrual or discovery.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Massachusetts", "sol_contract_years": "6", "sol_tort_years": "3", "sor_years": "6", "sor_trigger": "earlier of opening or substantial completion", "discovery_rule": "Yes", "statutory_citation": "MGL c. 260 \u00a72B", "id": "massachusetts", "url": "https://referencesource.org/state-construction-defect-limitations-periods/massachusetts/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "MGL c. 260 \u00a72B \u2014 6-year SOR from earlier of opening or substantial completion. SOL 3 years for tort and 6 years for written contract from accrual. Massachusetts applies discovery rule and has a developed body of construction defect case law.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Michigan", "sol_tort_years": "3", "sor_years": "6", "sor_trigger": "occupancy, use, or acceptance", "statutory_citation": "MCL \u00a7600.5839", "id": "michigan", "url": "https://referencesource.org/state-construction-defect-limitations-periods/michigan/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "MCL \u00a7600.5839 \u2014 6-year SOR from time of occupancy, use, or acceptance, with extension to 10 years for gross negligence. SOL 3 years from accrual. Michigan's SOR is among the shorter in the country, reflecting industry-favorable legislative posture.", "verified_fields": [ "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "state" ] }, { "state": "Minnesota", "sol_contract_years": "2", "sol_tort_years": "2", "sor_years": "10", "sor_trigger": "substantial completion", "discovery_rule": "Yes", "statutory_citation": "Minn. Stat. \u00a7541.051", "id": "minnesota", "url": "https://referencesource.org/state-construction-defect-limitations-periods/minnesota/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "Minn. Stat. \u00a7541.051 \u2014 10-year SOR from substantial completion. SOL 2 years from discovery, with extension for claims accruing in year 10. Minnesota applies a strong discovery rule and has a developed body of envelope failure case law.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Nevada", "sol_contract_years": "6", "sol_tort_years": "3", "sor_years": "6", "sor_trigger": "substantial completion", "statutory_citation": "NRS \u00a711.202", "id": "nevada", "url": "https://referencesource.org/state-construction-defect-limitations-periods/nevada/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "NRS \u00a711.202 \u2014 6-year SOR for known and patent defects, 6-year SOR for latent defects from substantial completion. SOL 3 years for tort and 6 years for written contract. Nevada amended its SOR significantly in 2019 reform legislation.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "state" ] }, { "state": "New Jersey", "sol_contract_years": "6", "sol_tort_years": "6", "sor_years": "10", "sor_trigger": "substantial completion", "discovery_rule": "Yes", "statutory_citation": "NJSA \u00a72A:14-1.1", "id": "new-jersey", "url": "https://referencesource.org/state-construction-defect-limitations-periods/new-jersey/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "NJSA \u00a72A:14-1.1 \u2014 10-year SOR from substantial completion. SOL 6 years for written contract and tort (\u00a72A:14-1) from accrual or discovery. New Jersey applies a strong discovery rule with developed appellate case law on latent defects.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "New York", "sol_contract_years": "6", "sol_tort_years": "3", "sor_years": "no SOR for buildings", "discovery_rule": "No", "statutory_citation": "CPLR \u00a7213", "id": "new-york", "url": "https://referencesource.org/state-construction-defect-limitations-periods/new-york/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "CPLR \u00a7213 (6-year contract) and \u00a7214 (3-year tort) from accrual. New York is the major outlier with no SOR for buildings. Discovery rule rejected on most construction tort claims; accrual is generally injury-based.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "North Carolina", "sol_contract_years": "3", "sol_tort_years": "3", "sor_years": "6", "sor_trigger": "later of substantial completion or last specific act of negligence", "discovery_rule": "Yes", "statutory_citation": "NCGS \u00a71-50(a)(5)", "id": "north-carolina", "url": "https://referencesource.org/state-construction-defect-limitations-periods/north-carolina/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "NCGS \u00a71-50(a)(5) \u2014 6-year SOR from later of substantial completion or last specific act of negligence. SOL 3 years tort and 3 years contract from accrual. NC SOR cuts off claims at 6 years even with discovery-rule SOL extension.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Ohio", "sol_contract_years": "8", "sol_tort_years": "2", "sor_years": "10", "sor_trigger": "substantial completion", "discovery_rule": "Limited", "statutory_citation": "ORC \u00a72305.131", "id": "ohio", "url": "https://referencesource.org/state-construction-defect-limitations-periods/ohio/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "ORC \u00a72305.131 \u2014 10-year SOR from substantial completion. SOL 2 years for tort, 8 years for written contract under \u00a72305.06 \u2014 but the SOR cuts off both. Ohio applies a discovery rule for latent defects in narrow circumstances.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Oregon", "sol_contract_years": "6", "sol_tort_years": "2", "sor_years": "10", "sor_trigger": "substantial completion", "discovery_rule": "Yes", "statutory_citation": "ORS \u00a712.135", "id": "oregon", "url": "https://referencesource.org/state-construction-defect-limitations-periods/oregon/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "ORS \u00a712.135 \u2014 10-year SOR from substantial completion. SOL 2 years for tort and 6 years for written contract from accrual or discovery. Oregon applies a developed discovery rule.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Pennsylvania", "sol_contract_years": "4", "sol_tort_years": "2", "sor_years": "12", "sor_trigger": "lawful occupancy or use", "statutory_citation": "42 Pa.C.S. \u00a75536", "id": "pennsylvania", "url": "https://referencesource.org/state-construction-defect-limitations-periods/pennsylvania/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "42 Pa.C.S. \u00a75536 \u2014 12-year SOR from lawful occupancy or use, with potential extension to 14 years for injury occurring in years 11\u201312. SOL 2 years for tort and 4 years for written contract from accrual. Pennsylvania's longer SOR matters on hospital and university projects.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "state" ] }, { "state": "Texas", "sol_contract_years": "4", "sol_tort_years": "2", "sor_years": "10", "sor_trigger": "substantial completion", "discovery_rule": "Limited", "statutory_citation": "CPRC \u00a716.008\u2013009", "id": "texas", "url": "https://referencesource.org/state-construction-defect-limitations-periods/texas/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "CPRC \u00a716.008\u2013009 \u2014 10-year SOR from substantial completion against architects, engineers, and contractors. SOL 2 years for negligence and 4 years for written contract from accrual. Discovery rule narrowly applied.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] }, { "state": "Virginia", "sol_contract_years": "5", "sor_years": "5", "sor_trigger": "substantial completion", "statutory_citation": "Va. Code \u00a78.01-250", "id": "virginia", "url": "https://referencesource.org/state-construction-defect-limitations-periods/virginia/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "Va. Code \u00a78.01-250 \u2014 5-year SOR from substantial completion. SOL 5 years for written contract (\u00a78.01-246). Virginia's SOR is among the most contractor-favorable in the country and frequently dispositive on latent defect claims.", "verified_fields": [ "sol_contract_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "state" ] }, { "state": "Washington", "sol_contract_years": "6", "sol_tort_years": "3", "sor_years": "6", "sor_trigger": "substantial completion or termination of services", "discovery_rule": "Yes", "statutory_citation": "RCW \u00a74.16.310", "id": "washington", "url": "https://referencesource.org/state-construction-defect-limitations-periods/washington/", "source": "https://terrapincg.com/news/construction-defect-statute-of-limitations-by-state-2026", "source_quote": "RCW \u00a74.16.310 \u2014 6-year SOR from substantial completion or termination of services. SOL 3 years for tort and 6 years for written contract from accrual or discovery. Washington applies a strong discovery rule with developed case law on envelope failures.", "verified_fields": [ "sol_contract_years", "sol_tort_years", "sor_trigger", "sor_years", "statutory_citation" ], "derived_fields": [ "discovery_rule", "state" ] } ] }