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New Condo Defect Inspection — What to Check & Your Rights
You just collected keys to your new condo. Exciting — but don't move in before you inspect. Developers must fix defects for free, but only if you report them in time.
Answer: You get a 1-year defect liability period (DLP) from TOP or key collection. Report any defects during this window and the developer must fix them at no cost. Common defects: misaligned tiles, paint patches, window leaks, electrical faults. A professional inspector costs $250–$500 and is worth it — they'll catch things you won't. Don't wait until month 11.
The Defect Liability Period (DLP)
Duration: 1 year from TOP or key collection
The exact start date depends on your Sale & Purchase agreement. Most agreements use the TOP date. Check your contract.
Developer must fix all reported defects free of charge
This is a legal obligation under the Sale & Purchase agreement and the Housing Developers (Control and Licensing) Act. The developer cannot charge you for repairs during the DLP.
Inspect early and inspect again before DLP ends
Do your first inspection at key collection. Then do a second round before the DLP expires — some defects only show up after you've lived in the unit for a while (e.g. water seepage during heavy rain).
Common Defects to Check
| Area | What to Check | How to Test |
|---|---|---|
| Tiles | Hollow tiles, misalignment, chips, uneven grout | Tap with a hollow-sounding coin or tool. Walk barefoot to feel unevenness. |
| Walls & ceiling | Cracks, uneven paint, touch-up patches, damp spots | Inspect under bright light at an angle. Check corners and edges. |
| Windows & doors | Leaks, poor seal, misalignment, scratches, hardware faults | Open/close all windows and doors. Check locking mechanisms. Pour water on window ledge to test drainage. |
| Electrical | Dead outlets, light switch faults, aircon drainage, DB box labelling | Bring a phone charger — test every outlet. Flip every switch. Run aircon for 15 min and check for leaks. |
| Plumbing | Leaky taps, slow drainage, water pressure, toilet flush | Run all taps simultaneously. Flush toilets. Check under sinks for leaks after 10 min. |
| Flooring | Uneven surface, scratches, gaps at skirting | Roll a marble across the floor. Check skirting board joints. Inspect parquet/vinyl edges. |
| Balcony | Drainage slope, waterproofing, railing stability | Pour water — it should flow to the drain, not pool. Shake railings. Check floor membrane at wall junction. |
Professional Inspector vs DIY
| Professional Inspector | DIY | |
|---|---|---|
| Cost | $250–$500 | Free |
| Time | 2–3 hours | 1–2 hours (if thorough) |
| Tools | Thermal camera, moisture meter, electronic level, hollow tile tapper | Coin, marble, phone charger, flashlight |
| Report | Formal report with photos — stronger when dealing with developer | Your own notes and photos |
| Coverage | Catches hidden issues (moisture behind walls, uneven floors invisible to eye) | Surface-level defects only |
| Verdict | Recommended for new condos | Fine for resale or budget-conscious |
Popular inspection firms: Absolute Inspection, Handy Uncle, Home Inspection SG. Book 2–4 weeks in advance as they fill up fast around TOP season.
How to Report Defects
Step 1: Document everything
For each defect: take a close-up photo, a wide-angle photo showing location, and write a clear description. Use blue tape or stickers to mark defects on-site.
Step 2: Submit via the developer's portal or form
Most developers provide a defect submission portal (online or physical form). Submit within the DLP. List every item — no defect is too small. Keep a copy of your submission with timestamps.
Step 3: Follow up and re-inspect
The developer should acknowledge within 1–2 weeks and schedule repairs. After repairs, inspect again to make sure each defect is actually fixed. Don't sign off until you're satisfied.
Step 4: Escalate if needed
If the developer ignores or delays repairs, escalate to the Building and Construction Authority (BCA) or the Consumers Association of Singapore (CASE). You can also seek legal advice for persistent issues.
What Developers Must Fix vs What They Won't
| Must Fix (During DLP) | Won't Fix |
|---|---|
| Hollow or cracked tiles | Normal wear and tear after move-in |
| Window leaks and seal failures | Damage caused by owner's renovation |
| Electrical faults (dead outlets, faulty switches) | Cosmetic preferences (e.g. paint colour slightly different from showflat) |
| Plumbing leaks, poor drainage | Appliance issues from owner-installed items |
| Uneven flooring, wall cracks | Issues caused by furniture delivery or moving |
| Door/window alignment problems | Defects reported after DLP ends |
| Waterproofing failures | Variations within acceptable tolerance (e.g. minor colour variation in tiles) |
Buying a new launch condo?
Run the numbers before you commit. Know your stamp duty, monthly payments, and total cash needed.
FAQ
What is the defect liability period for new condos?
The defect liability period (DLP) is 1 year from the date of Temporary Occupation Permit (TOP) or the date of vacant possession/key collection, depending on your S&P agreement. During this period, the developer is legally obligated to repair any defects at no cost to you.
Should I hire a professional defect inspector?
It’s highly recommended, especially for first-time buyers. Professional inspectors cost $250–$500 and use tools like thermal cameras, moisture meters, and levels that spot issues you’d miss. They also provide a formal report that carries weight when dealing with developers.
What are the most common defects in new condos?
The most common are: misaligned or hollow tiles, uneven paint or touch-up patches, window seal leaks, scratched or chipped surfaces, electrical points not working, poor silicone sealant, uneven flooring, and door/window alignment issues. Water leakage from upper floors is also common.
How do I report defects to the developer?
Most developers provide a defect reporting form or an online portal. List every defect with photos, location, and description. Submit within the defect liability period. The developer must acknowledge and schedule repairs. Keep copies of all correspondence. If they don’t respond, escalate to BCA or CASE.
What if defects appear after the 1-year DLP?
After the DLP, the developer is no longer obligated to fix defects for free. However, structural defects may still be covered under the Building Maintenance and Strata Management Act. Water seepage from common areas is the MCST’s responsibility. For latent defects (hidden defects that weren’t reasonably discoverable), you may have legal recourse — consult a lawyer.
Can I withhold payment if there are defects?
No. Under the progressive payment scheme, payments are tied to construction milestones, not defect resolution. You must continue making scheduled payments. Defects are resolved separately through the defect reporting process during the DLP. Withholding payment can put you in breach of the S&P agreement.
Related
- Progressive Payment Scheme — when you pay for a new launch
- New Launch vs Resale Condo — pros and cons compared
- Renovation Cost Singapore Condo — budget for your new unit
- Condo Maintenance Fee Singapore
Last updated Feb 2026. Defect liability period per standard S&P agreements. Inspector costs are market estimates. This is not legal advice — consult your S&P agreement for your specific DLP terms.