Flat Possession Checklist: How to Inspect Your New Home Before Taking the Keys

Possession day feels like the finish line, and builders know it. Buyers are tired, the family is excited, the final payment is due and there is pressure to just collect the keys. But the moment you accept possession, it becomes harder to make the builder fix problems. A careful inspection, called snagging, is your best chance to get defects repaired before you move in.

In short: Collect the legal papers first, then inspect every room with a checklist, note each defect in writing with photographs, and ask the builder to fix them by a set date. If the problems are serious, do not accept possession or make the final payment until they are fixed.

Step 1: Documents to collect before the inspection

Do not go only for the keys. Ask for:

Occupancy certificate (or completion certificate, as your authority issues). See occupancy vs completion certificate.
Possession letter and the final statement of account showing all payments.
Sanctioned plan and a floor plan of your flat.
Carpet area confirmation. Compare with your agreement. See carpet vs built-up vs super built-up area.
Fire safety and lift clearances, where required.
Society or association formation papers, and details of how the common areas and funds will be handed over.
Receipts for all payments, including the maintenance deposit and corpus fund.
Warranty details for fittings and appliances that come with the flat.
Details of the structural defect liability period under RERA, which is five years from possession in registered projects. See what is RERA.

If the occupancy certificate is missing, stop and take advice before accepting possession.

Step 2: Prepare for the inspection

Go in daylight and, if possible, return once in the evening to check lights.
Bring a helper, such as an engineer, an architect or an experienced friend.
Take tools: a tape measure, a torch, a phone charger or tester to check sockets, a small spirit level or a marble to check floors, a bucket or bottle to test drains, and a notebook.
Take your agreement and the list of specifications from it.
Plan enough time, at least two to three hours.

Step 3: Room-by-room checklist

Entrance and doors

Main door opens and closes smoothly, locks work and keys fit.
No gaps, scratches or warping in the doors and frames.
Bell, peephole and nameplate fittings are present.
All internal doors close properly and the latches work.

Walls and ceilings

Look for cracks, especially near corners, windows and beams. Note hairline and wide cracks separately.
Look for damp patches or stains, which suggest leakage.
Paint is even, with no peeling or patchy areas.
Tap the walls lightly to find hollow-sounding plaster.
Ceiling is flat and free of seepage marks.

Floors

Tiles are level, with no hollow sound when tapped, cracks or chips.
Joints are even and filled.
Slopes in bathrooms and balconies lead to the drain. Pour water to test.
Check for gaps at skirting.

Windows and balcony

Windows open, close and lock smoothly, and glass is intact.
Mosquito mesh and grills, if promised, are installed.
Balcony railings are firm.
Pour water on the balcony floor to check it drains and does not pond.

Bathrooms

Run all taps, showers and flushes and check the water pressure and hot and cold supply.
Look under basins and behind toilets for leaks.
Check drains by pouring a bucket of water. Water should leave quickly.
Tiles and fixtures are as specified in the agreement, and no cracked sanitary ware.
Exhaust fan works and ventilation is adequate.
Check the ceiling below (if you can reach the neighbour) or your own ceiling for seepage.

Kitchen

Platform is level and made with the promised material.
Sink, tap and drain work with no leaks.
Provision for chimney, gas and appliances is as promised.
Wall tiles above the platform are properly fixed.
Cupboards and shelves, if provided, open and close properly.

Electrical

Test every switch, socket and light with a charger or tester. Check that sockets are earthed.
Count the points (lights, fans, AC, geyser) against the plan.
Check the distribution board for labelled circuits and a main switch (MCB or RCCB).
Switch on many items at once to check for tripping.
Check the meter is installed and note its reading.
Make sure wires are concealed and no live wires are exposed.

Plumbing and water

Check the water supply to the tank and whether pressure is enough on your floor.
Look at pipe joints and valves for dampness.
Ask where the water meter is, if there is one.
Check drainage and sewage connections.

Other fittings

Lifts work and are inspected, as per your local rules.
Parking slot is marked, allotted in writing and matches the agreement.
Intercom, CCTV, fire alarm and sprinklers, where promised, are installed and working.
Common areas: staircases, lobby, terrace, clubhouse, garden and security gate. Compare with the brochure and the agreement.

Step 4: Record everything

Photograph and video every defect with the date on your phone.
Write a snag list with the room, the defect and the photo number.
Mark the spots on the wall with a sticky note or tape so the builder's team can find them.
Both sides sign the snag list and note a date by which the builder will complete the repairs.
Email a copy to the builder or the site office to have a dated record.

Step 5: What to do about serious defects

Minor defects like paint touch-ups or a loose handle can be fixed after you move in, with a written commitment.
Major defects, such as leaks, large cracks, wrong carpet area, missing occupancy certificate, or faulty wiring, should be fixed before you accept possession and pay the final instalment.
If the builder refuses, you can ask the state RERA authority for help, and take a lawyer's advice. Keep all letters and emails. Under RERA, defects that appear in the structure within five years of possession must be fixed by the promoter at their own cost, within the time the law allows.
If you have a home loan, tell the bank about the status of the final disbursement. See home loan documents and the approval process.

Step 6: After taking possession

Take meter readings and get utilities in your name.
Register with the society and understand maintenance charges. See hidden costs of buying a flat.
Arrange home insurance. See home insurance guide.
Get the property mutated or the society share certificate in your name, as applicable. See the property registration process.
Change locks if you want to, and keep spare keys safe.
Keep a folder of all documents and warranties.
Raise defects within the defect liability period, in writing.

Common mistakes

Accepting keys first and inspecting later.
Inspecting in a hurry or in the dark.
Giving the final payment before the defects are fixed.
Accepting a verbal promise that "we will fix it after you move in".
Skipping the legal documents because the flat looks fine.
Not checking the carpet area.

Frequently asked questions

Can I refuse possession if there are defects?

For minor defects, you generally take possession and ask for repairs. For major defects or missing certificates, you can decline and take legal advice. Review your agreement and RERA rights.

Who pays for repairs after possession?

The promoter must correct structural defects reported within five years of possession in a registered project. Wear and tear and damage from your own use are your responsibility.

Should I hire a professional inspector?

It is worth it for a high-value flat. An engineer or home inspector often finds hidden problems such as hollow tiles, damp and wiring faults.

How long should I give the builder to fix the snags?

Agree a reasonable date in writing, depending on the work. Minor items are often done within a couple of weeks.

This guide is general information, not legal or engineering advice. Rights and procedures depend on your agreement and state law.