The Complete Handover & Inspection Guide: Defects You Must Get the Developer to Fix Within the DLP

Many buyers are so happy the day they collect the keys that they take photos, post to social media, and then… that’s it. Only after moving in do they discover leaks, hollow tiles and doors that won’t close, and only then remember about inspection. Remember: the 24 months of the DLP is your one and only window for “free repairs.”

How to plan the timeline

1. Within 2–4 weeks of handover: complete the first full inspection (at this point the unit isn’t renovated or furnished, so problems are easiest to find and liability is clearest);
2. Submit the defect report: submit via the developer’s designated form/system, with a photo and location note for each defect, and keep a complete copy yourself;
3. Follow up on repairs: re-inspect each item after repair, and re-submit anything that fails;
4. 1–2 months before the DLP expires: do another round of checks and submit any newly appeared problems before the deadline.

Inspection checklist (DIY version)

Structure and surfaces

• Hollow tiles on walls and floors (tap each one lightly with a coin and listen to the sound);
• Water stains and cracks on the ceiling; mould in the corners;
• Floor level (will a marble roll on its own).

Doors and windows

• Whether each door opens and closes smoothly, whether the lock cylinder works, whether the frame is warped;
• Whether the window drainage holes are clear and the seals complete; best to come and check whether it leaks on a rainy day.

Water and electricity

• Turn each tap to full to test the water pressure and check drainage speed;
• Toilet flush, floor drain drainage, water heater;
• Test every power socket with a small appliance one by one; all light points, switches, doorbell, intercom;
• Air-cond drainage pipe (the culprit in many leak cases).

Bathrooms and wet areas

• Shower area ponding test: fill the floor with water above the surface for 24 hours and check for seepage marks downstairs / through the adjoining wall (you can ask the management office to assist);
• Whether the tile grouting is complete.

Document checks

• Whether the actual area/layout matches the SPA drawing;
• Check the handover specifications item by item: brand, model, quantity;
• Whether the car park number and storeroom (if any) match the documents.

Three common mistakes

1. Renovating before inspecting — once renovation starts, liability for many defects becomes unclear and the developer has grounds to refuse repair;
2. Verbal defect reports — always submit in writing / via the system; verbal is as good as nothing;
3. Signing the handover documents without reading them — don’t sign any document containing wording like “confirming the unit has no defects” or “waiving the right to claim”; the LAD late-delivery compensation (if any) should also be verified at this stage.

If anything at the handover stage leaves you unsure — a document you’re afraid to sign, a defect you’re not sure counts, a developer passing the buck — come and ask me. I’ve been through handover with buyers many times and have seen all the tricks.