HDB handover inspection checklist: BTO and resale flats
A new HDB flat and a resale completion do not share the same defect process. Use the documents for your transaction, record condition carefully, and test only what is safe and included.
Before inspecting, decide which handover you actually have. A newly completed HDB flat comes with HDB's new-flat defect process. A resale completion is a transaction between buyer and seller with different contractual rights. One checklist can help you observe condition, but it cannot make the two processes identical.
New HDB flat or resale: the important difference
| Context | Inspect against | How issues are handled |
|---|---|---|
| New HDB flat | Sales documents, finishes schedule and HDB handover information | Report eligible defects through HDB's current new-flat process |
| Resale flat | Resale documents, inventory, agreed inclusions and condition | Raise discrepancies under the buyer-seller transaction process |
| Recently renovated home | Contract, drawings, variation orders, product schedules and warranties | Record incomplete or defective contracted work with the contractor |
Bring the relevant documents. A feature is not missing merely because a different project or online checklist included it. Conversely, a fitting shown in your signed scope should not be omitted because it is “non-standard”.
What to bring
- sales, completion, inventory, renovation and finishes documents;
- phone camera, charger and enough storage for organised photos;
- torch, measuring tape, removable labels and notes app;
- dry tissue for tracing leaks and a small container for controlled water tests;
- a low-power lamp or charger for basic socket-supply checks, if utilities are live; and
- another adult to operate fittings while you observe and record.
Do not bring improvised electrical testers, climb onto unstable furniture, remove DB covers, dismantle fittings, flood the floor, or strike tiles aggressively. An inspection should not create damage or erase the defect you need to report.
The 12-point inspection
1. Confirm rooms, fittings and inventory
Walk the floor plan and compare every included room, wall, door, sanitary fitting, electrical point, built-in item, appliance and key against the transaction documents. In a resale, check seller-agreed inclusions and exclusions. In a renovated home, check approved drawings and variation orders.
Record missing or substituted items with a wide photo, close-up, room name and document reference.
2. Entrance, internal doors and gates
Open and close each included door and gate. Check smooth movement, latching, lock operation, handles, hinges, stoppers, frame damage, keys, clearance and alignment. Do not impose an arbitrary acceptable gap; compare with the door specification and whether it closes and performs correctly.
Some HDB entrance doors are fire-rated and some are not. Preserve labels, door closer, seals and latching where applicable. If a digital lock is planned, document the door and frame before modification.
3. Windows, grilles and sliding panels
From a safe floor-level position, operate every accessible panel and lock. Look for cracked glass, damaged seals, loose handles, missing components, frame damage, water staining and unsafe movement. Do not lean outside or dismantle a window.
Window alterations are regulated. Report the defect first rather than asking an unapproved person to modify it.
4. Walls, ceilings and paint
Use side lighting to inspect cracks, dents, incomplete patches, peeling, staining, dampness and inconsistent finishes. Photograph the full surface and add a scale reference for a local defect. A crack's seriousness cannot be judged from width or appearance alone; report movement, water, bulging or recurring damage promptly.
5. Floors, tiles and skirting
Look for chips, cracks, sharp edges, lippage, missing grout, staining, loose skirting and uneven transitions. A different sound while walking does not by itself prove a tile is defective. If debonding is suspected, mark the location and request assessment rather than declaring every hollow note a failure.
6. Bathrooms and floor drainage
Only when the water supply is live and the outlet is unobstructed, run a controlled amount through each included basin, shower and floor trap. Watch for slow drainage, reverse flow, leakage at joints and persistent ponding. Do not pour a large volume across the entire bathroom or assume every surface must be perfectly level; wet-area falls are intentional.
Inspect sealant, grout, sanitary fittings, covers and visible pipework. Do not perform a waterproofing flood test without the correct procedure and approval.
7. Kitchen and visible plumbing
Test only fittings included in the handover. Operate the tap gently and use dry tissue to check angle valves, hoses and connectors. Fill the sink modestly, release it and watch the trap and waste joints. Confirm that cabinets remain dry.
There may not be both hot and cold water, built-in cabinetry or an appliance in every flat. Use the actual schedule. A continuing supply leak needs prompt plumbing attention.
8. Electrical accessories and DB labels
With utilities live and everything dry, use an undamaged low-power lamp or phone charger to confirm basic supply at accessible socket outlets. Operate switches and note which provided light or fan responds. Visually check that plates are secure and undamaged and that the closed DB has a legible circuit schedule.
This is a function check, not an electrical safety inspection. It does not prove polarity, earthing, insulation resistance, breaker operation, or circuit loading. Do not remove covers or reset a circuit that trips repeatedly; arrange an inspection by an EMA-licensed electrical worker.
9. Toilets, heaters and supplied appliances
Flush included toilets and check that filling stops, the bowl remains stable and joints stay dry. Test a water heater or other appliance only if it is part of the agreed handover, utilities are active, and its commissioning instructions allow it. Do not energise an empty storage heater or guess at controls.
Record brand, model, serial number, manuals and warranty documents for every supplied appliance.
10. Air-conditioning provisions
Check only the air-conditioning system or provisions shown in the sales or renovation documents. Record locations of approved sleeves, trunking, isolators, ledges, brackets and drains where included. Do not assume an open pipe or wall hole is an air-conditioning point.
Condensate should follow the approved route and current HDB requirements, not simply drip outdoors or into a balcony. Review HDB's air-conditioner installation guidelines before later installation or alteration.
11. Cabinets, household shelter and small finishes
Open included cabinets and drawers; check alignment, edges, hinges, shelves and interiors. Inspect skirting, service-yard points, floor-trap covers, access panels, socket plates and hardware against the scope.
Do not drill, seal, remove or obstruct household-shelter fixtures, ventilation sleeves, doors or structural walls while inspecting.
12. Keys, meters, documents and final photo record
Count only keys and access devices that the documents require. Record meter readings, room condition, fixed items, serial numbers and each defect before renovation or cleaning changes the scene. Use a simple defect ID such as BTH-01 and include room, location, issue, photo and document reference.
For a new HDB flat: report before renovation
HDB states that new flats have a one-year Defects Liability Period from key collection and tells owners to report defects through its current process. Read HDB's new-flat defect rectification guidance and follow the Building Service Centre or HDB instructions for your project.
Report promptly and, where possible, before renovation. Do not patch, repaint, hack, replace or conceal the affected area until it has been recorded and the rectification process is clear. Keep submission acknowledgements, appointment records and after-repair photos.
For a resale flat: use the transaction documents
The new-flat one-year defect process does not transfer to a resale. HDB's current resale terms and conditions state that disputes over defects are between buyer and seller. That is different from saying every hidden or newly arising problem was “implicitly accepted”.
Arrange the pre-completion or final inspection permitted by your transaction, compare the flat with the agreed inventory and condition, and raise discrepancies promptly through the property agent and conveyancing lawyer. Get legal advice for a material dispute rather than relying on a generic blog checklist.
Cleaning comes after evidence and dusty work
Cleaning too early can erase useful signs of a leak or make defect areas harder to identify. First document and report issues, complete rectification, then schedule renovation and the relevant final clean.
- Move-in cleaning: ordinary dust, surfaces, cabinets, bathrooms, floors and agreed sanitising before belongings arrive.
- Post-renovation cleaning: fine construction dust and residue after trades have completed and defects are addressed.
Ask for an itemised scope based on flat size, condition, access, cabinetry, windows, appliances and renovation residue rather than relying on unsupported flat-rate market prices. SparkFlow's move-in cleaning and post-renovation cleaning are separate scopes; our post-renovation checklist explains what to confirm before cleaners arrive.
Frequently asked questions
- What should I check when collecting HDB keys?
- Start with the sales, completion or inventory documents, then inspect included doors, windows, finishes, tiles, drainage, plumbing, electrical accessories, fitted items, service points and keys. Use photos and a numbered defect list, and avoid opening electrical panels or altering defects.
- How long is the HDB defects liability period for a new flat?
- HDB states that new flats have a one-year Defects Liability Period beginning from key collection. Report defects through the current HDB channel promptly, preferably before renovation, and follow the Building Service Centre or HDB instructions for access and rectification.
- Does the new-flat defects process apply to a resale flat?
- No. A resale is governed by its resale terms, contractual documents and agreed condition. HDB's resale terms say defect disputes are between buyer and seller. Raise concerns through the agent or conveyancing lawyer before completion where possible.
- Should I test every electrical socket myself?
- You may confirm basic supply with an undamaged low-power lamp or charger only when utilities are live and the area is dry. That does not verify polarity, earthing, insulation or protection. Do not open the DB or remove accessories; use an EMA-licensed electrical worker for safety testing.
- When should move-in or post-renovation cleaning happen?
- Clean after defect rectification and dusty renovation work, but before furniture and belongings block access. Move-in cleaning handles ordinary occupancy soil and sanitising; post-renovation cleaning handles fine construction dust and residue. Agree the exact scope instead of assuming they are interchangeable.